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Plan Review Detail
Review Status: Completed
Review Details: PREAPPLICATION LABELS
Plan Number - T20PRE0182
Review Name: PREAPPLICATION LABELS
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 12/28/2020 | SBEASLE1 | ZONING | REVIEW | Completed | 12/04/20 Proposed expansion of existing structure on site will require a Special Exception procedure and Development Package. Per related discussions on other Tucson Water sites, standards may be modified through Special Exception procedure. Please contact John.Beall@tucsonaz.gov or Elisa.Hamblin@tucsonaz.gov for questions and next steps. Samuel Rogers, Planner City of Tucson |
| 12/28/2020 | SBEASLE1 | ZONING | REVIEW | Completed | Comments from John Beall, Entitlements Section Manager REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW CASE NUMBER: T20PRE0182 (12-11-20 2745 N Cherry) APPLICANT NAME: COT WATER – CHARLIE SULIK PHONE: 419-7852 E-MAIL: CHARLIE.SULIK@TUCSONAZ.GOV PROJECT DESCRIPTION & LOCATION: 2745 NORTH CHERRY – THE PROPOSED SPECIAL EXCEPTION IS FOR EXPANSION OF EXISTING TUCSON WATER WELL SITE (INSTRUMENTATION AND STRUCTURAL UPGRADES). APPLICABLE PLAN POLICIES: Plan Tucson contains a variety of elements that are categories in four focus areas, including the Social Environment, the Economic Environment, the Natural Environment, and the Built Environment. Each focus area contains specific goals and each element contains specific policies. The site lies within the Neighborhoods with Greater Infill Potential building block where there is potential for new development and redevelopment. These neighborhoods include a mix of such uses as a variety of housing types, grocery stores and other retail and services, public schools, parks and recreational facilities, and multi-modal transportation choices. LT28.1.3 – Improve the appearance of above-ground utilities and structures. LT28.2.12 – Support 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. Cragin – Keeling Area Plan (CKAP) Design Guidelines to ensure compatibility of new development with existing land uses, especially residential. 1.a. use of greater setbacks other than Code required 1.d. screening of parking areas with decorative masonry walls, earth berms, a dense screen of shrubs; 1.g height transitions to mitigate visual impacts to adjacent less intense land uses; k. screening of mechanical/electrical/gas equipment. 3. When screening provide landscape buffer including use of canopy trees. ANALYSIS: The proposed Zoning Examiner Special Exception is for an expansion of a Tucson Water well located in the Cragin-Keeling Area Plan, and zoned R-2. The R-2 zone district allows for utility distribution through the Zoning Examiner Special Exception Procedure and must be compliant with the use specific standards called out in Section 4.9.11 of the Unified Development Code. The property is an existing City of Tucson well site. It is adjacent to the Salpointe High School, and across the street are single-family residences. The existing well site fencing appears to have a combination of slats and no slats in the chain-link fence surrounding the site. There is some vegetation onsite. The policy direction of Plan Tucson and the Cragin-Keeling Area Plan each have policies that ensure sensitive design to development adjacent to established neighborhoods. A plan amendment is not required. Possible mitigation measures may be required to help buffer the use from the residential properties adjacent to the property, including additional landscaping and screening, increase setbacks for heights greater than 20-feet, and potential dust mitigation. Staff recommends applicant provide a more landscaping and screening for the well site, especially along Cherry and the sidewalk area. Be sure to call out on the concept plan, height of all buildings, any antennas, and well pump mechanisms, as well as proposed materials. Staff also recommends reaching out to Salpointe High School to see what plans they might have for the land immediately adjacent to the north, and the type of screening that SHS might prefer. Be sure to look at the Use Specific Standards in Section 4.9.11 of the Unified Development Code (UDC) and if any deviation will be necessary please bring that back to staff, Zoning and Planning, for a further refinement of the proposed PDP. [6-foot screen along streets with 6-foot wall against residences and 10-foot landscape borders street and interior] |