Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you can not find what you are looking for please submit a records request.
Plan Review Detail
Review Status: Approved
Review Details: ENTITLEMENT REVIEW v.1
Plan Number - TP-ENT-0124-00003
Review Name: ENTITLEMENT REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Real Estate | NOT REQUIRED | ||||
| Entitlement Review Coordinator Express | REVIEW COMPLETED | ||||
| Entitlements | REVIEW COMPLETED | DATE: March 6, 2024 For March 21, 2024 Hearing TO: John Iurino FROM: Kristina Swallow Zoning Examiner Planning & Development Services Director SUBJECT: REZONING – ESTABLISHMENT OF ORIGINAL CITY ZONING PLANNING & DEVELOPMENT SERVICES REPORT TP-ENT-0124-00003 Cody, Gabriel, Jay Annexation District Pima County CI-2, RH to City of Tucson I-2, RH (Ward 4) Issue – This is an application by the City of Tucson to establish Original City Zoning on recently annexed parcels. The parcels are located on the edges of the H2K PAD located north of I-10, east of Houghton Road, and west of Colossal Cave Road (see Case Location Map). Original City Zoning is required by Arizona Revised Statutes (ARS) Title 9-471.L and the Unified Development Code (UDC) Section 4.6. ARS Title 9-471.L: “A city or town annexing an area shall adopt zoning classifications that permit densities and uses no greater than those permitted by the county immediately before annexation. Subsequent changes in zoning of the annexed territory shall be made according to existing procedures established by the city or town for the rezoning of land.” UDC 4.6: “The applicable zoning standards on land annexed into the City, unless otherwise stipulated in the annexation ordinance, shall continue to be the county zoning standards applicable to the property prior to annexation until such time they are replaced by City standards. City zoning standards shall be placed on annexed land within six months of the date of annexation. Zoning standards, zones, overlay zones, and City Zoning Maps are extended to the annexed land in accordance with Section 3.4.4, Mayor and Council Special Exception Procedure.” The established procedure is to “translate” the County Zoning in place before annexation, into the most appropriate City zoning classification. Lawful existing development will be allowed to continue. Property status regarding non- conforming uses and structures will be determined as needed on a case-by-case basis. Applicant’s Request – Establish Original City Zoning for annexed parcels totaling approximately 302 acres. Neighborhood Meeting – The applicant held a required neighborhood meeting on January 17, 2024 to discuss the Original City Zoning as well as the related Modification to the H2K PAD. 13 people attended the meeting. There were no questions on the Original City Zoning component. Planning & Development Services Recommendation – The Planning & Development Services Department recommends approval of the I-2 and RH zoning to establish the Original City Zoning, and the addition of segments of Colossal Cave Road to the Major Streets and Routes Overlay where it crosses the OCZ area, designated as an Arterial Scenic Road, subject to the pre-annexation development agreement between the applicant and the City of Tucson. Background Information The Cody, Gabriel, and Jay Annexation Districts, consisting of approximately 302 acres of real property, are located adjacent to the existing 2,160-acre H2K PAD, approved by Mayor and Council in 2022. Cody is located on the east side of the PAD, on the west side of Colossal Cave Road. Gabriel is located at the southern tip of the PAD, at the northwest corner of Colossal Cave Road and I-10. Jay is located at the northwest of the PAD, east of Houghton Road and adjacent to the Cactus Country RV Resort. The three annexation districts consist of undeveloped property and are within the obligated water service area for Tucson Water. A public hearing for the annexation was held May 23, 2023. At the close of the public hearing, Mayor and Council directed staff to proceed with the annexation. The annexation districts are owned by the Arizona State Land Department (ASLD). ASLD believes annexation is beneficial as it will increase acreage of the contiguous area of industrial land in order to assist in attracting potential projects that can contribute to the Tucson economic and employment base. The annexed parcels also serve as a buffer area between the H2K PAD’s more intensive uses and the adjacent residential neighborhoods and elementary school on Colossal Cave Road. Water service shall be provided only upon completion of the annexation. Tucson Water maintains the existing infrastructure in the area to support development. Any required improvements shall be funded by the developer. Annexation of vacant or mostly vacant land allows the City of Tucson to manage the plan review, permitting, and development process. Property developed within the City is subject to permit fees, impact fees, and construction sales tax. Owners of real property within the City may be subject to use tax, utility tax, property tax, and commercial lease tax. Existing Land Uses: Entirely vacant land. Surrounding Zones and Land Uses: Cody Parcel: North: County CR-5, residential land use East: County CMH-1, CB-1, mobile home and retail land use South: City H2K PAD, vacant West: City H2K PAD, vacant Gabriel Parcel: North: H2K PAD, electric substation East: County RH, vacant. Colossal Cave Road, a County Medium Arterial Roadway South: County RH, Interstate 10 easement West: County RH, Interstate 10 easement Jay Parcel: North: County CR-1, vacant. Contains railroad easement East: County CR-1, vacant. Contains railroad easement South: H2K PAD, vacant. West: County TH, mobile home park Zoning Translation with Descriptions County Zone Zone Description City Translation Zone Description CI-2 General Industrial I-2 Heavy Industrial RH Rural Homestead RH Rural Homestead County MS&R Colossal Cave Road, medium volume arterial 150 feet City MS&R Colossal Cave Road, arterial scenic route, 150 feet Planning Considerations – Plan policies are not applied to Original City Zoning. Any future rezoning request for the annexed land must be in conformance with adopted land use plans. Conclusion – Consistent with Arizona State Statue and the Unified Development Code, the City’s translation of Zones provided above are the most comparable to the Pima County zones, and do not permit densities and uses greater than those permitted by the county. Translation to the City zones with conditions to reflect pre-annexation and development agreements between City of Tucson and the applicant as recommended, is the appropriate translation from Pima County zoning to City of Tucson zoning. |
|||
| External Reviewers - Arizona Department of Transportation (ADOT) | REVIEW COMPLETED | Thank you for the opportunity to review this Establishment of Original City Zoning. ADOT has no further comments at this time. Our previous comments regarding the H2K PAD (reproduced below) still apply. The Department will need to review the Master Traffic Study for the area when it becomes available, typically any roadway or driveway connection within 1 mile of the Interstate/Frontage Road/Ramp. Currently, there is no Frontage Road connection between the Houghton Road and Colossal Cave Road traffic interchanges (TI's). The current frontage road along the north side of I-10 ends about 2 miles west from Colossal Cave Road. There is no Frontage Road along the south side of I-10 between the TI's. There is an I-10 DCR that ends at Kolb Road (Interstate 10 and State Route 210 Study | Department of Transportation (azdot.gov)) and a Sonoran Corridor Study that encompasses the area between Kolb Road and Houghton Road (Sonoran Corridor Tier 1 Environmental Impact Statement | Department of Transportation (azdot.gov)). Per ADOT's Roadway Design Guidelines, Access Control measures will need to be considered near the Houghton Road and Colossal Cave Road TI's. 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 |
|||
| External Reviewers - AZ State Land | REVIEW COMPLETED | No Comments - GS | |||
| External Reviewers - COT Environmental Services | REVIEW COMPLETED | ES has no objections to the zoning or annexation conditions. All proposed developments must comply with TSM Section 8 regarding solid waste collection and storage requirements. Let me know if you have any questions regarding this review. Andy Vera (520) 837-3798 Andy.Vera@tucsonaz.gov |
|||
| External Reviewers - COT Parks & Recreation | REVIEW COMPLETED | No Comments - GS | |||
| External Reviewers - Davis Monthan AFB | REVIEW COMPLETED | No comments - GS | |||
| External Reviewers - PC RFCD | REVIEW COMPLETED | TO: Gabriel Sleighter FROM: Patricia Gilbert Entitlement Section Hydrologist III City of Tucson SUBJECT: Annexation of Parcels to Combine with H2K PAD Industrial Campus District staff have reviewed the site conditions for the following parcels proposed for annexation; 305-02-005C (Jay), 305-13-007C (Cody), 305-13-0100 and 305-84-002C (Gabriel). The District offer the following informational comments and recommendations: Jay Annexation (305-02-005C) 1. This property is not impacted by a Federal Emergency Management Agency (FEMA) Special Flood Hazard Area floodplain (SFHA), therefore the subject property is mapped within a FEMA SFHA Zone X. 2. Julian Wash is located approximately within the middle of the parcel and flows from east to west. Julian Wash is a regulatory wash with an estimated 100 year peak discharge of up to 5000 cfs in a 1% chance storm event and has an associated erosion hazard setback of 75’. Three tributary washes enter Julian Wash from the north. These washes contribute to flow to Julian Wash, have an estimated 100 year peak discharge of less than 500 cfs and an associated erosion hazard setback of 25’. 3. The property is impacted by Regulated Riparian Habitat (RRH) that is classified as Xeroriparian Class C Habitat which is protected under the Floodplain Management Ordinance (Ordinance). The Ordinance requires avoidance of the RRH and if avoidance is not practicable, minimization of disturbance to the RRH is required. The City of Tucson does not regulate said habitat however it should be noted this habitat is critical to the stability and function of the regulatory washes referenced in comment 2. To the extent practicable disturbance to the mapped RRH shall be avoided by the impact of development. Cody Annexation (305-13-007C) 1. This property is not impacted by a Federal Emergency Management Agency (FEMA) Special Flood Hazard Area floodplain (SFHA), therefore the subject property is mapped within a FEMA SFHA Zone X. 2. This property is east of the proposed Jay Annexation parcel. Julian Wash is also located on this parcel, runs approximately along the north boundary and enters the property at the east parcel boundary. Julian Wash at this location has an estimated 100 year peak discharge of up to 1000 cfs in a 1% chance storm event and has an associated erosion hazard setback of 50’. Two small tributary washes enter Julian Wash from the south and have an estimated 100 year peak discharge of less than 500 cfs in a 1% chance storm event. These tributary washes have an associated erosion hazard setback of 25’. 3. Mapped RRH classified as Xeroriparian Class C habitat is mapped on this parcel and resides over the Julian Wash and said tributaries mentioned in comment 2. A small amount of RRH is also located along the south boundary due to an offsite regulatory wash. 4. The collector road, Trotter Sisters Drive which provides a connection from Success Drive to Colossal Cave Road cuts through the northeast corner of the parcel. This not a County maintained road. A ten cell 48” pipe culvert is located underneath Trotter Sisters Drive to convey the flow from Julian Wash. The 100 year peak discharge shown on the Offsite Public Paving Improvement Plan is 492 cfs. 5. An unnamed regulatory wash exits at the middle of the west boundary of the parcel. Approximately a quarter mile from the west parcel boundary the wash becomes regulatory. This regulatory wash has an estimated 100-year peak discharge of less than 500 in a 1% chance storm event and has a 25’ erosion hazard setback. RRH is not associated with this wash. Gabriel Annexation (305-13-0100 and 305-84-002C) 1. Based on the WLB Annexation Exhibit provided in the application the annexation of the above referenced parcels are only a portion of each parcel. It appears that a lot division will occur however not addressed in the application. The portions of the referenced parcels not shown thus assumed not included in the annexation do have local floodplains, flow corridors, regulatory washes and RRH that have regulation under the Ordinance. 2. The annexation subject area is not impacted by a Federal Emergency Management Agency (FEMA) Special Flood Hazard Area floodplain (SFHA), therefore the subject property is mapped within a FEMA SFHA Zone X. 3. Approximately 3.5 acres of RRH classified as Xeroriparian Class C habitat is mapped on part of the parcel 305-84-002C proposed for annexation. In conclusion, the District supports these proposed annexations with the following expectation; a. The development of land prioritizes setting aside floodplains, major flow corridors and riparian habitat as open space to maintain floodplain function and hydrologic integrity and to provide the surrounding community with continuous open space corridors. PG/ Cc: File |
|||
| External Reviewers - Pima Association of Governments | REVIEW COMPLETED | No Comments - GS | |||
| External Reviewers - Pima County Addressing | REVIEW COMPLETED | No Comments - GS | |||
| External Reviewers - Pima County Assessor | REVIEW COMPLETED | No Comments - GS | |||
| 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 and Engineering Division SUBJECT: TP-ENT-0124-00003 Cody, Gabriel, and Jay Annexation District Tax parcels #305-02-005C, 305-13-007C, and 305-84-002C; 302 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. This is a request to annex three parcels of land adjacent to the H2k PAD and amend the PAD to include the additional 302 acres. The permitted uses in these parcels would be the same as those already allowed in the PAD, which includes manufacturing, wholesaling and other compatible uses. However, an extension of the public sewer system would be necessary to provide service to the subject parcels. PCRWRD has no objection to the proposed annexation. If you wish to discuss the above comments, please contact me at (520) 724-6488. Copy: Project |
|||
| External Reviewers - Tohono Oodham | REVIEW COMPLETED | No Comments - GS | |||
| External Reviewers - Tucson Airport Authority | REVIEW COMPLETED | February 28, 2024 Gabriel Sleighter Public Works Building 1 st Floor 201 N. Stone Avenue Tucson, AZ. 85701 RE: TP-ENT-0124-00003 – Cody, Gabriel, and Jay Annexation District, Received February 8, 2024 Dear Mr. Sleighter, Thank you for the opportunity to comment on TP-ENT-0124-00003, a request by The WLB Group to annex three parcels from Pima County and into the City of Tucson. These three parcels are identified as the Cody, Gabriel, and Jay Annexation Districts. Cody is located within the NW ¼ of Section 16, Township 16S, Range 16E, of the Gila and Salt River Meridian, is comprised of approximately 137.2 acres ±, and is within parcel number 305-13-007C. Gabriel is located within the NE ¼ of the NE ¼ of Section 20, Township 16S, Range 16E, of the Gila and Salt River Meridian and NW ¼ of the NW ¼ of Section 21, Township 16S, Range 16E, of the Gila and Salt River Meridian, is comprised of approximately 35.0 acres ±, and is within parcel numbers 305-84-002C and 305-13-0100. Jay is located within the NE ¼ of Section 1, Township 16S, Range 15E, of the Gila and Salt River Meridian, is comprised of approximately 129.8 acres ±, and is within parcel number 305-02-005C. This parcel lies within FAA Part 77 airspace. The Tucson Airport Authority approves the proposed annexation and has no additional comments to provide. Respectfully, Scott Robidoux, C.M. Manager of Planning |
|||
| External Reviewers - Tucson Electric Power (TEP) | REVIEW COMPLETED | February 12, 2024 City of Tucson Gabriel Sleighter Entitlements Section Re: TP-ENT-0124-00003 Cody, Gabriel, and Jay Annexation District Dear Mr. Sleighter, On behalf of Tucson Electric Power (TEP), thank you for the opportunity to comment on this rezoning memorandum. At this time, TEP has no objections to this memo. Official load plans will need to be submitted by the owner/developer in order for TEP to fully assess the future needs and requirements. Please have the owner/developer submit a new service application and any other pertinent information well in advance to ensure that TEP can build and/or extend the appropriate facilities to this development. 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 Tucson Electric Power Company |
|||
| External Reviewers - Tucson Unified School District (TUSD) | REVIEW COMPLETED | No Comments - GS | |||
| Fire New Construction | REVIEW COMPLETED | ||||
| Historic | REVIEW COMPLETED | Consistent with the language for the original site, the added portions must have a Class III Survey. As noted, "Class III archaeological survey shall be completed by a qualified archaeological consulting firm permitted by the Arizona State Museum on the entire site prior to any development (including grading, trenching, or digging). If cultural resources are identified during the survey, a mitigation strategy such as avoidance and/or data recovery would be developed and implemented prior to construction. Plans for mitigation should be reviewed by the City Historic Preservation Officer. If any archaeological remains are discovered during project work, all work will stop within the area of the remains and Arizona State Museum will be contacted. Future purchasers of land will also be required to meet any City of Tucson requirements regarding cultural resources. " | |||
| 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 | No comments on additional annexation areas being added to H2K PAD. | |||
| ROW Engineering Review | REVIEW COMPLETED | No Comments Not City ROW David Stiffey David.Stiffey@tucsonaz.gov |
|||
| Signs | REVIEW COMPLETED | RE: sign review For: annexation (continuation of H2K area + add 3 parcels) At: 13107 E Colossal Cave Rd, Vail, AZ (zoning CI-2 - 305-02-005C parcel ID) Case: TP-ENT-0124-00003 Reviewer: H. Thrall (Heather.Thrall@tucsonaz.gov) Date: 3/5/24 1. Two billboards are present within this overall planned annexation area, along I-10 frontage. 2. No billboards are present within the 3 land areas also added to this annexation, and are identified as “Cody” “Gabriel” and “Jay” in the included materials. 3. Please note that any roadway designated as Scenic Corridors (i.e. Houghton and possibly Colossal Cave Roads) will impact the associated sign area allowances and sign types along those roadways. Per UDC 7A.11.3.A,- any portion of any parcel within 400’ of the right of way a scenic corridor is within the Scenic Corridor Zone Sign District. Please review the list of permitted sign area ratios and sign types within this sign district. Please note that freeway signs are not permitted within the vicinity of the scenic corridor district, and plan parcels and associated uses accordingly. 4. Any parcel of land completely located outside the Scenic Corridor Zone boundary area will be reviewed by the corresponding zoning / use to relate to the applicable sign district (i.e. industrial zoning would place property subject to the Industrial Sign District). 5. Refer to the UDC, 7A Sign Standards for sign types and allowances – charts in 10.2.A, B and C for permanent signs. |
|||
| Site Engineering | REVIEW COMPLETED | Site Engineering has no comments or concerns about the proposed annexation. Lianne Evans lianne.evans@tucsonaz.gov |
|||
| Site Landscape | REVIEW COMPLETED | Landscape/NPPO has no comments or concerns about the proposed annexation. If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov |
|||
| Site Zoning | REVIEW COMPLETED | ||||
| Streetcar Track Access Review | REVIEW COMPLETED | No Comments - GS | |||
| Sun Tran Review | REVIEW COMPLETED | No Comments - GS | |||
| Transportation - Bike/Ped | REVIEW COMPLETED | No Comments - GS | |||
| Transportation Landscape Review | REVIEW COMPLETED | no comments | |||
| Tucson Water New Area Development | REVIEW COMPLETED | TP-ENT-0124-00003 - Entitlement Review v1 – Cody, Gabriel and Jay Annexation Districts The City of Tucson’s Water Department (Tucson Water) has no objections to the annexation and original rezoning of this property. It also has no objections to this property being added to the H2K PAD Amendment. 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 |