Permit: C9-20-11
Parcel: 124072140

Addresses:
840 E BROADWAY BL

Review Status: Active

Review Details

Task End Date Reviewer's Name Type of Review Description Status Comment
11/4/2020 HEATHER THRALL SIGNS SIGN CODE REVIEW Completed RE: signs review
For: proposed Urban Overlay District (UOD)
Area: Broadway, from Euclid to Country Club (mapped area)
Name: "Sunshine Mile" UOD
Rezoning case: C9-20-11
Reviewer: H.Thrall
Date: 11/4/2020

1. Unified Development Code, section 7A, is the applicable article pertaining to signage design criteria.
2. Within 7A, is a notation specific to property preceded with a "U" zone, as follows:
7A.10.2.B. 2. Design review: Within effectuated Urban Overlay Districts (UOD) mapped per the Unified Development Code (i.e. with "U" zoning), any single sign 50 square feet in area or larger, or any site where the total sign area exceeds 50 square feet, shall be reviewed under the design review procedure established by the specific UOD.
3. The commercial sign area ratio is 3 sq.ft. of signage per each linear foot of property line or tenant street frontage, "U" overlay or not. The result is that each commercial business would exceed even 60 square feet of sign area, resulting in potentially a significant amount of design reviews along this 2 mile corridor. (A 20' wide tenant space in a strip center would be allowed 60 square feet of sign area.)
4. Multi-family uses, regardless of zone, may have 50 square feet of sign area maximum, before a master sign program is submitted/potentially approved. Given a noticed trend in variances and now master sign programs seeking even 100 square feet of sign area, the trend would continue, regardless of the "U" zone overlay.
5. Non-residential uses in multi-family zones on arterial streets (i.e. a church on Broadway, for example) may have 100 square feet of sign area - again - regardless of the "U" zone factor.
6. Given items 3-5, and the result that virtually every site, multi-family use, zone or commercial zone within the two mile long - large - effectuated UOD area would create an additional review for even 50 square feet of sign area (one sign or for the site), please establish UOD review criteria for signs - and options - minor and substantive - for commercial and residential U zoned properties, and non-residential uses in residential zones, to have signage reviewed appropriately. Consider both attached and detached sign types in these criteria/reviews.
7. Within the UOD, there may be signs that qualify for Historic/Heritage Landmark Sign status. (1974 and prior, non-rectangular shape, neon or chaser bulbs, and retain these qualities or can safely be restored as such - roof signs, projecting signs, detached signs - even some wall signs). In addition, such signs do not count toward the total sign area for the establishment). An HLS can be restored off site and returned -or even relocated. It is staff's recommendation that the HLS designation process should be encouraged in the UOD.

Please contact Heather.Thrall@tucsonaz.gov for additional signage information.
11/5/2020 ANY COMMUNITY PLANNING REVIEW Active None
11/5/2020 ANY DIRECTOR DECISION DSD DIRECTOR DECISION Active None
11/5/2020 ANY DOT ENGINEERING REVIEW Active None
11/5/2020 ANY ENGINEERING REVIEW Active None
11/5/2020 ANY ENV SVCS REVIEW Active None
11/5/2020 JPEELDA1 FIRE REVIEW Approved None
11/5/2020 ANDREW CONNOR LANDSCAPE REVIEW Completed Landscape section has no comments or objections to preposed Re-zoning.
11/5/2020 Any REZ AGENCY REVIEW ADOT Active None
11/5/2020 Any REZ AGENCY REVIEW OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT Active None
11/5/2020 Any REZ AGENCY REVIEW OTHER AGENCIES Active None
11/5/2020 Any REZ AGENCY REVIEW PARKS & RECREATION Active None
11/5/2020 Any REZ AGENCY REVIEW PIMA ASSN OF GOVTS Active None
11/5/2020 Any REZ AGENCY REVIEW PIMA CNTY WASTEWATER Active None
11/5/2020 Any REZ AGENCY REVIEW SCHOOL DISTRICT Active None
11/5/2020 Any REZ AGENCY REVIEW TDOT RTA Active None
11/5/2020 Any REZ AGENCY REVIEW TDOT STREETS Active None
11/5/2020 ANY TUCSON WATER NEW AREA DEVELOPMENT REVIEW Active None
11/9/2020 ELISA HAMBLIN ZONING REVIEW Completed To: Entitlements Section
Re: Zoning Examiner’s Report

FROM: Elisa Hamblin, AICP; Principal Planner
PDSD Zoning Review

PROJECT: C9-20-11 Sunshine Mile Urban Overlay District
Address: Area from approximately Aviation Parkway to Country Club Rd
Parcel(s): Various
Existing Zoning: Various
Proposed Zoning: Various – with Urban Overlay option
Existing Use: Various
Proposed Use: Various

TRANSMITTAL DATE: November 9, 2020

COMMENTS:
The proposed Sunshine Mile Urban Overlay District covers various uses and zones within the Broadway Corridor area. As such, comments included here are general in nature.

It is apparent that a large amount of work has contributed to this draft. The overall goals and options as presented in this overlay are laudable. However, the administration of the proposed regulations might be better served by the following adjustments:
1. Many of the standards appear to be of utmost importance but are regulated with language that may not be enforceable. For instance, pg. III-11, Section III.G.8. Alleyway Activation and Pedestrian Access includes language such as “encouraged”, “where appropriate” or “where feasible” in many standards. Similar language can be found throughout the document.
2. Each subdistrict has a maximum density identified, ranging from 40-90 units per acre. Although this density is generally in alignment with the underlying zoning, I question the need for density standards. In a planned mixed-use transit-oriented corridor the density will be dictated by the activity and need along the corridor. The building massing and development standards also dictate the type of buildings and form, which would seem the chief concern rather than density limits.
3. Some graphical corrections would also make the document more usable. First, text size on all the subarea maps should be corrected as all the cross-streets are generally illegible at this scale. Additionally, all the development standards for each subdistrict and subarea appear to be scanned images. This makes the text within them unsearchable in a PDF document. Creating this tables in a text format would be helpful.

Thank you for the opportunity to review this document and provide feedback. The overlay, as drafted, will make a positive contribution to the future development and redevelopment of this key corridor. The submitted draft is acceptable to continue for review for the zoning examiner's report.

Should you have questions, contact me at elisa.hamblin@tucsonaz.gov.
11/16/2020 ZELIN CANCHOLA DOT TRAFFIC REVIEW Completed No adverse comments.