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Plan Review Detail
Review Status: Approved
Review Details: ENTITLEMENT REVIEW v.1
Plan Number - TP-ENT-0124-00001
Review Name: ENTITLEMENT REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Transportation Landscape Review | APPROVED | ||||
| Tucson Water New Area Development | APPROVED | TP-ENT-0124-00001 - Entitlement Review v1 – APNs 11451200C and 11451200B The City of Tucson’s Water Department (Tucson Water) has no objections to the requested concurrent plan amendment and rezoning to allow for a new express car wash facility. Any questions, comments or concerns about these comments may be directed to: Tim Rowe, P.E., Civil Engineer Tucson Water, New Development Section 201 N. Stone Avenue, #2-220 P.O. Box 27210 Tucson, AZ 85726-7210 (520) 837-2106 tim.rowe@tucsonaz.gov |
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| Real Estate | NOT REQUIRED | ||||
| Streetcar Track Access Review | NOT REQUIRED | ||||
| Entitlement Review Coordinator | REVIEW COMPLETED | ||||
| Entitlements | REVIEW COMPLETED | DATE: April 9, 2024 For April 24, 2024 Hearing TO: John Iurino FROM: Kristina Swallow Zoning Examiner Planning & Development Services Director SUBJECT: REZONING – PLANNING & DEVELOPMENT SERVICES REPORT TP-ENT-0124-00001 Mister Car Wash – Tanque Verde C-1 to C-2 (Ward 2) Related Plan Amendment: TP-AMD-0124-00001 Bear Canyon Neighborhood Plan Issue – This is a request by The Planning Center to rezone approximately 1.39 acres from C-1 (Commercial) to C-2 (Commercial) zoning. The rezoning area, which includes two vacant parcels, is located on the north side of East Tanque Verde Road, approximately 400 feet east of the intersection of Tanque Verde Road and Bear Canyon Road, on the north side of the road. Tanque Verde Road is identified in this area as a Scenic Arterial Roadway in the Major Streets and Routes Plan. The preliminary development plan (PDP) proposes a one-story building, 30 feet high with a building footprint of 5,433 square feet, and a separate covered payment kiosk 18 feet in height. The building would be constructed for a new Mister Car Wash location. While Automotive: Minor Service and Repair is a permitted use in a C-1 zone, the use is subject to use-specific standard UDC 4.9.4.F.1 stipulates that “Auto washing is prohibited.” A rezoning to C-2 is necessary to allow the placement of a new Mister Car Wash at this location. Public Outreach – On Thursday, November 30, 2023 at 5:45pm the applicant team held a neighborhood meeting at the Kirk-Bear Canyon Library at 8959 E Tanque Verde Road for the rezoning to C-2 and related Plan Amendment case concurrently. The meeting was noticed 30 days in advance using mailing labels provided by PDSD. A second notice was sent on November 16, 2023 at the request of a neighborhood property owner, providing an opportunity for individuals to participate in the Neighborhood Meeting via Zoom. PDSD staff were present at the meeting to answer questions pertaining to the concurrent plan amendment and rezoning process. One person attended the meeting to gain information about the proposal. After the applicant team shared the site’s location and the proposed facility, the attendee expressed support. After 30 minutes, no members of the public joined in-person or online, and the meeting ended at 6:15pm. The concurrent process includes the applicant attending a Planning Commission study session and public hearing, then a Zoning Examiner public hearing prior to Mayor and Council hearing both of these requests at the same meeting. Planning & Development Services Recommendation – The Planning & Development Services Department recommends approval of C-2 zoning, subject to the attached preliminary conditions. Background Information Existing Land Use: Vacant. Zoning Descriptions: Existing: Commercial C-1: This zone provides for low-intensity, commercial and other uses that are compatible with adjacent residential uses. Residential and select other agriculture, civic, recreational, and utility uses may also be permitted that provide reasonable compatibility with adjoining residential uses. Proposed: Commercial C-2: This zone provides for general commercial uses that serve the community and region. Residential and select other agriculture, civic, recreational, and utility uses may also be permitted that provide reasonable compatibility with adjoining residential uses. Surrounding Zones and Land Uses: The surrounding zoning in all four directions is C-1. North: Self-storage Facility East: Gas Station, Hardware Store South: Tanque Verde Road, a 150-foot right-of-way, with a shopping center opposite. West: Driveway for self-storage, with townhomes directly behind it. Previous Cases on the Property: None. Related Cases: TP-AMD-0124-00001, concurrent plan amendment modifying BNCP implementation technique 11.g to allow for outdoor uses associated with an express car wash, provided they are screened from adjacent properties and streets by landscaping and decorative fencing or masonry wall. C9-19-02, C9-92-25, C9-88-11, three previous rezoning cases in the Bear Canyon Neighborhood Plan area, which all required a concurrent plan amendment. In all cases, a rezoning to C-2 was required to permit a brake shop, tire shop, and shopping center. Applicant’s Request – C-2 (Commercial) zone is requested for development of a new Mister Car Wash location. Planning Considerations – Plan Tucson and the Bear Canyon Neighborhood Plan provide policy direction for the rezoning site. Plan Tucson: The project site is located in an area identified on Plan Tucson’s Future Growth Scenario Map as Mixed-Use Center building block. Mixed-Use Corridors combine housing options, retail, services, and public gathering places all located in proximity to each other, providing surrounding neighborhoods with a variety of goods and services. The project proposal satisfies the need for sensitively designed infill development, and through building setbacks, landscaping and aesthetically design preserves the visual and aesthetic appeal of the Tanque Verde Scenic Arterial. It is appropriately located in proximity to an agglomeration of neighborhood and community commercial uses surrounding the intersection of Tanque Verde and Bear Canyon roads. Bear Canyon Neighborhood Plan: Bear Canyon Neighborhood Plan implementation technique 11 contains the following language relevant to this rezoning case: Implementation Technique 11. Consider select community commercial uses which are: 11.e Uses not involving outside storage or display of merchandise or good except: 1) Plant nurseries and 2) Home improvement rental equipment and supplies Both exceptions are to be screened from adjacent properties and streets by landscaping and decorative fencing or masonry walls. Landscaping and screening plans for outside storage or display areas will be submitted to the Master Neighborhood Association for review and comment. 11.g Completely contained within an enclosed and roofed structure, except as noted in 11.e, above. The related Plan Amendment application seeks to modify Implementation Technique 11.g to read: “11.g Completely contained within an enclosed and roofed structure, except as noted in 11.e, above; 1) Exception to Section g: Parcels 114-51-200B and 114-51-200C is exempt from Implementation Technique 11.g, and is subject to the following. All uses associated with an express car wash are to be screened from adjacent properties and streets by landscaping and decorative fencing or masonry wall.” The proposal provides a 30-foot scenic buffer from Tanque Verde, and offers a currently unmet commercial need, as there are no comparably sized car wash facilities in the neighborhood plan area. The car wash will be in an established commercial area, infilling two currently undeveloped parcels flanked by retail and personal storage land uses. The development area is contiguous with a variety of non-residential uses centered on the nearby intersection of Tanque Verde Road and Bear Canyon Road. This area is an area established by the Bear Canyon Neighborhood Plan Neighborhood Community Center Development Plan as an agglomeration of commercial uses. The car wash structure will be located over 100 feet from the Tanque Verde right-of-way and is more than 350 feet from suburban and low-density residentially zoned parcels. The only residential zoning within 350 feet of the subject parcels was authorized to be rezoned to R-3, a high-density urban residential zone. This rezoning case, C9-21-14, once effectuated will ensure that there are no low-density residential parcels within 350 feet. The building will be designed with colors and materials complementary to the surrounding commercial development, with landscaping and screening. A noise study indicates the site configuration, materials, and masonry enclosures for mechanical equipment will effectively mitigate noise impacts and sufficiently screen the use. Design Considerations The preliminary development plan depicts the car wash in the rear of the rezoning area, and a 30-foot landscaped buffer between the use area and right-of-way. Further, the border between the car wash area and the scenic buffer includes a decorative fence designed to resemble a hitching post, reflecting the historic ranching and equestrian activity in the Tanque Verde area. This allows the express car wash to be located on the subject parcels while meeting the intent of Implementation Technique 11.e. Land Use Compatibility – The rezoning request to C-2 is to allow the construction of a new Mister Car Wash location on two vacant parcels. The preliminary development plan shows the car wash tunnel set back over 100 feet from the right-of-way, with additional landscaping and screening behind the required 30-foot natural border on the south side of the project site. Landscaped common areas surround the site, containing native drought tolerant species and rainwater harvesting basins. The car wash tunnel building is 30 feet tall, designed with colors and materials complementary to local desert aesthetics, as well as in conformance with the Mister Car Wash company color palette. There is a covered payment kiosk set behind the car wash tunnel. There are 15 vacuum bays south of the tunnel, with mechanical equipment contained in masonry enclosures. There are two additional parking spaces without vacuum equipment, for a total of 17 spaces. Solid waste and recycling are enclosed at the southwest corner of the car wash building. The site is flanked on the east, west and north by a range of commercial uses including personal storage, gas station/convenience store, and retail. The anticipated traffic counts are 20 trips during the a.m. peak hour, 39 trips in the p.m. peak hour, and 775 total daily trips. The level of service for surrounding roads will remain unchanged. All vehicle maneuvering is to be performed on-site, and no traffic improvements are proposed. Signage and Outdoor Lighting – The project will comply with the outdoor lighting code, and all onsite lighting will be shielded and directed downward. No bright lights or spotlighting will be installed. Final lighting types and locations will be detailed in the development review process. Signage on the property will be subject to sign standards of the Unified Development Code and will be consistent with other Mister Car Wash locations. Typical signage includes a large logotype on the main building’s façade and a monument sign placed near the driveway. Drainage/Grading – The project site is relatively flat, and the topography is not expected to change apart from reconfiguration of the parking area and driveways. Road Improvements/Vehicular Access/Circulation – This project will have access from Tanque Verde Road only. All circulation is to be performed on-site, and the car wash tunnel is traversed from west-to-east, with the open ends of the tunnel facing perpendicular the Scenic Arterial right-of-way, facing other commercial land uses. Two new curb cuts will provide ingress and egress to Tanque Verde Road. A new sidewalk will connect to the existing sidewalks along Tanque Verde Road. No other improvements are proposed. Per UDC standards, 0 parking spaces are required, and 17 are provided. Bicycle parking spaces are not indicated in the design compatibility report materials or preliminary development plan. Conclusion – The proposed rezoning is consistent with, and supported by, the policy direction provided in Plan Tucson. It is also compliant with the Bear Canyon Neighborhood Plan except for implementation technique 11.g, and the applicant has submitted a concurrent plan amendment application. Subject to compliance with the attached preliminary conditions, approval of the requested rezoning is appropriate. |
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| External Reviewers - Arizona Department of Transportation (ADOT) | REVIEW COMPLETED | Thank you for the opportunity to review this New Rezoning. ADOT has no comments. Rick Freije, PE, MSCE Assistant Southern Regional Traffic Engineer 1221 S 2nd Ave. Tucson, AZ 85713 Office: 520.388.4203 Cell: 520.576.8614 azdot.gov |
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| External Reviewers - AZ State Land | REVIEW COMPLETED | No Comments - GS | |||
| External Reviewers - COT Environmental Services | REVIEW COMPLETED | ES Has no objections to the rezoning request. The DP must demonstrate compliance with TSM 8-01.0.0 as it pertains to Solid Waste Collection and Storage requirements. Thanks, Andy Vera (520) 837-3798 Andy.Vera@tucsonaz.gov |
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| External Reviewers - COT Parks & Recreation | REVIEW COMPLETED | No Comments - GS | |||
| External Reviewers - Davis Monthan AFB | REVIEW COMPLETED | Sir/Ma’am DMAFB Planning Staff has reviewed this rezoning request and find this request will should not negatively impact our mission. Thank you Kacey B. Kacey Carter, Civ USAF ≡✪≡ Base Community Planner 355th Civil Engineer Squadron/CENPL Davis-Monthan AFB AZ 520-228-3291 bonnie.carter@us.af.mil |
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| External Reviewers - PC RFCD | REVIEW COMPLETED | The Regional Flood Control District has no objection to this rezoning. Patricia Gilbert, CFM Principal Hydrologist Floodplain Management Division Pima County Regional Flood Control District 201 North Stone 9th Floor Tucson, Arizona, 85701 Phone: 520.724.4606. Patricia.gilbert@pima.gov |
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| External Reviewers - Pima Association of Governments | REVIEW COMPLETED | Here are my comments - DATE: 1/24/2024 CASE: TP-ENT-0124-00001 COMMENT: No objections or adverse comments Daily PM Peak Vehicle Trip Generation: NA 78 Thanks, -Eric Eric W. Kramer, Ph.D., AICP Senior Land-Use Modeler Tel (520) 792-1093 | Dir (520) 495-1455 1 E Broadway Blvd., Suite 401 Tucson, AZ 85701 Additional notes: |
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| External Reviewers - Pima County Addressing | REVIEW COMPLETED | Good morning, Pima County Addressing does not have comments on TP-ENT-0124-00001 Mister Car Wash – Tanque Verde Road, C-1 to C-2. Nicholas Jordan Site Review Project Manager – Addressing Official Pima County Development Services Department 201 N Stone AV – 1st Floor Tucson, AZ 85701 (520) 724-9623 |
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| External Reviewers - Pima County Assessor | REVIEW COMPLETED | Good morning, I receive these notices for informational purposes only. I have no comments. Thank you, Linda Chabot Senior Property Appraiser Commercial/Industrial Land Pima County Assessor’s Office 240 N. Stone, 3rd Floor Tucson, AZ 85701 (520) 724-7422 |
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| External Reviewers - Pima County Development Services | REVIEW COMPLETED | No Comments - GS | |||
| External Reviewers - Pima County Natural Resources | REVIEW COMPLETED | No Comments - GS | |||
| External Reviewers - Pima County Transportation | REVIEW COMPLETED | No Comments - GS | |||
| External Reviewers - Pima County Wastewater (RWRD) | REVIEW COMPLETED | February 29, 2024 TO: Gabriel Sleighter Entitlements Section City of Tucson Planning and Development Services FROM: Mirela Hromatka, Planner III Planning Unit Technical Services & Engineering Division SUBJECT: TP-ENT-0124-00001 – Mister Carwash – Tanque Verde Road Rezoning from C-1 to C-2 PAD Document, January 2024 Tax Parcels #114-51-200B & -200C; 1.39 acres The Planning Unit of the Pima County Regional Wastewater Reclamation Department (PCRWRD) has reviewed the request and offers the following comments for your use. The request is to rezone the subject property located on the north side of E. Tanque Verde Rd, approximately 400 feet west of N. Bear Canyon Rd to allow for the construction of a car wash facility. Capacity is available within the 8” public sewer G-2001-058, downstream from manhole 3897-02 (Type I P23WC000349 Revised, dated February 29,2024). Allocation of capacity will be made by a Type III Capacity Response. PCRWRD has no objection to the proposed rezoning but adds the following wastewater conditions: REZONING CONDITIONS Should the City of Tucson Mayor and Council be inclined to approve this rezoning, the Pima County Regional Wastewater Reclamation Department (PCRWRD) recommends the following rezoning conditions: 1. The owner(s) shall not construe any action by Pima County as a commitment to provide sewer service to any new development within the rezoning area until Pima County executes an agreement with the owner(s) to that effect. 2. The owner(s) shall obtain written documentation from the Pima County Regional Wastewater Reclamation Department (PCRWRD) stating that treatment and conveyance capacity is available for any new development within the proposed rezoning area, no more than 90 days before submitting any tentative plat, development plan, preliminary sewer layout, sewer improvement plan, or request for building permit for review. Should Mister Carwash – Tanque Verde Road February 22, 2024 TP-ENT-0124-00001 Page 2 of 2 treatment and / or conveyance capacity not be available at that time, the owner(s) shall enter into a written agreement addressing the option of funding, designing and constructing the necessary improvements to Pima County’s public sewerage system at his or her sole expense or cooperatively with other affected parties. All such improvements shall be designed and constructed as directed by the PCRWRD. 3. The owner(s) shall time all new development within the rezoning area to coincide with the availability of treatment and conveyance capacity in the downstream public sewerage system. 4. The owner(s) shall connect all development within the rezoning area to Pima County’s public sewer system at the location and in the manner specified by the PCRWRD in its capacity response letter and as specified by PCRWRD at the time of review of the tentative plat, development plan, preliminary sewer layout, sewer construction plan, or request for building permit. 5. The owner(s) shall fund, design and construct all off-site and on-site sewers necessary to serve the rezoning area, in the manner specified at the time of review of the tentative plat, development plan, preliminary sewer layout, sewer construction plan or request for building permit. 6. The owner(s) shall complete the construction of all necessary public and/or private sewerage facilities as required by all applicable agreements with Pima County, and all applicable regulations, including the Clean Water Act and those promulgated by ADEQ, before treatment and conveyance capacity in the downstream public sewerage system is permanently committed for any new development within the rezoning area. If you wish to discuss the above comments, please contact me at (520) 724-6488. Copy: Project |
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| External Reviewers - Tohono Oodham | REVIEW COMPLETED | No Comments - GS | |||
| External Reviewers - Tucson Airport Authority | REVIEW COMPLETED | February 21, 2024 Gabriel Sleighter Public Works Building 1 st Floor 201 N. Stone Avenue Tucson, AZ. 85701 RE: TP-ENT-0124-00001 – Mister Car Wash – Tanque Verde Road, C-1 to C-2, Ward 2, Received January 18, 2024 Dear Mr. Sleighter, Thank you for the opportunity to comment on TP-ENT-0124-00001, a request by The Planning Center to rezone parcel numbers 114-51-200B and 114-51-200C from C-1 (Commercial Zone 1) to C-2 (Commercial Zone 2) for the development of a self-service car wash. The parcel does not have an address and it occupies 1.39 acres ±. This parcel is located 400 feet northwest of the intersection of East Tanque Verde Road and North Bear Canyon Road. This parcel is located within the SW ¼ of the NW ¼ of Section 34, Township 13S, Range 15E, of the Gila and Salt River Meridian. This parcel lies within FAA Part 77 airspace. The Tucson Airport Authority conditionally approves the subject rezoning request contingent upon the following conditions of approval, as noted below. These conditions must be included in the Rezoning Conditions and shall be identified in the general notes section of all future plans submitted to the City of Tucson for review. Conditions of approval: 1. “According to the Federal Aviation Administration (FAA) Notice Criteria Tool, no Notice Criteria are exceeded. Applicants are therefore not required to file FAA Form 7460. However, if the use of cranes is anticipated during development and construction activities, the applicant must file FAA Form 7460 at least 45 days in advance of such use, to provide the applicant with sufficient time to respond to any concerns identified by the FAA. Please file Form 7460 at https://oeaaa.faa.gov/oeaaa/external/portal.jsp.” Please do not hesitate to contact me if you have any questions or concerns regarding this comment letter. I may be reached by email at srobidoux@flytucson.com or by telephone at 520- 573-4811. |
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| External Reviewers - Tucson Electric Power (TEP) | REVIEW COMPLETED | January 22, 2024 City of Tucson Gabriel Sleighter Entitlements Section RE: TP-ENT-1024-00001 – Mister Car Wash – Tanque Verde Road C-1 to C-2 Dear Mr. Sleighter; On behalf of Tucson Electric Power (TEP), thank you for the opportunity to comment on this rezoning memorandum. TEP has no objections to this memo. This property is located within TEP’s service territory and will require a new service application from the owner/developer to extend service to the new location. Please email me with any questions or concerns. I can be reached at Keri.Tallorin@tep.com, or by phone at (425) 633-7431. Respectfully, Keri Tallorin Environmental & Land Use Planner II Tucson Electric Power Company a UNS Energy Corporation |
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| External Reviewers - Tucson Unified School District (TUSD) | REVIEW COMPLETED | No Comments - GS | |||
| Fire New Construction | REVIEW COMPLETED | ||||
| Historic | REVIEW COMPLETED | The Cultural Resources section in the Change of Zoning Application should include language provided by SWCA for the recommendations on the site. The Cultural Resources work and Class III survey report should be submitted to the City's Historic Preservation Office prior to the commencement of any grading/trenching/digging on the site. Any further recommendations that result from the Class III survey should be followed and addressed in the Zoning application. Conditions in place - GS |
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| IPC - Entitlements | REVIEW COMPLETED | ||||
| IPC - Fire New Construction | REVIEW COMPLETED | ||||
| IPC - Site Engineering | REVIEW COMPLETED | ||||
| IPC - Site Zoning | REVIEW COMPLETED | ||||
| IPC - Traffic Engineering | REVIEW COMPLETED | Per the traffic assessment memorandum, the proposed car wash development would generate about 78 PM peak hour trips. The report also documents that potential queuing would all be easily contained within the site. No comments or objections from DTM Traffic Engineering division. | |||
| ROW Engineering Review | REVIEW COMPLETED | TP-ENT-0124-00001 Tanque Verde Rd/ Bear Canyon, Mister Carwash Comments: 1. The Preliminary Development Plan shows two entrances for ingress/ egress. Each entrance must meet specific requirements. a. 25 Ft curb returns b. New concrete curb per P.A.G. standard 209 (match existing) c. New curb access ramps at each curb return per P.A.G. standard 207 d. Tie-in to existing sidewalk per P.A.G. standard 203, match existing width e. Curb cut (entrance width) maximum of 35’. If wider, a pedestrian refuge will be needed. f. Asphalt used in the ROW shall be TDOT Mix No. 2 with TR22. 2. At least one sidewalk is required to connect the onsite circulation path to sidewalk in the ROW. 3. Where adjoining sidewalk from the property ties to sidewalk along the ROW frontage, a 5’ X 5’ ADA landing is required. Landings shall be 5’ X 5’ and not to exceed a 2% cross slope in all directions. David Stiffey DTM Project Coordinator David.Stiffey@tucsonaz.gov |
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| Signs | REVIEW COMPLETED | RE: sign review for rezoning proposal (C-1 to C-2) Sign District: Scenic Corridor Zone, UDC 7A.11.3. Case: TP-ENT-0124-00001 Reviewer: H. Thrall (Heather.Thrall@tucsonaz.gov) Date: 2/20/24 Codes: Unified Development Code (UDC), 7A Sign Standards, Tucson – Pima County Outdoor Lighting Code (OLC) 1. Staff does not have any recommended rezoning conditions for this location pertaining to signage. The following notations are to advise of the applicable sign standards that will be applied for review here, regardless of the level of commercial zoning. 2. There are no billboards at either parcel involved in the proposed rezoning. 3. Per UDC 7A.11.3: the site is located along Tanque Verde, a scenic route per the City of Tucson Major Streets and Routes Map. As such, the applicable sign criteria is within the Scenic Corridor Zone (SCZ). 4. A freestanding sign is allowed for this premise, at 35 square feet in sign area and at a minimum setback of 7.5 feet from the Tanque Verde Road property line. 5. Freestanding signs must emit light only through the text and logos. 6. The sign area ratio allowed for wall signs is 1.25 square feet per linear foot of building frontage, with a cap of 250 square feet of attached sign area. Signs may not face adjacent properties, they are to face interior to the site or be oriented along arterial / scenic routes, per 7A.11.3.B.1. 7. Note that signage must turn off at midnight via timer, per the Outdoor Lighting Code. 8. A licensed sign contractor is required to submit the sign package for review. |
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| Site Engineering | REVIEW COMPLETED | The Design Standards for Stormwater Detention and Retention manual can be found online at https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf 1. Critical Basin detention will be required as a condition of rezoning. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | ||||
| Site Zoning | REVIEW COMPLETED | ||||
| Sun Tran Review | REVIEW COMPLETED | No Comments - GS | |||
| Transportation - Bike/Ped | REVIEW COMPLETED | No Comments - GS |