Plan Review Detail
Plan Number: TP-ENT-0426-00007
Parcel: 11301146D
Review Status: Approved
Review Details: ENTITLEMENT REVIEW v.1
Plan Number - TP-ENT-0426-00007
Review Name: ENTITLEMENT REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Transportation Landscape Review | APPROVED | ||||
| Real Estate | NOT REQUIRED | The Real Estate Division has no objections to the rezoning | |||
| Entitlement Review Coordinator Express | REVIEW COMPLETED | ||||
| Entitlements | REVIEW COMPLETED | DATE: May 20, 2026 For June 4, 2026 Hearing TO: Jim Mazzocco FROM: Koren Manning Zoning Examiner Planning & Development Services Director SUBJECT: REZONING – PLANNING & DEVELOPMENT SERVICES REPORT TP-ENT-0426-00007 – 1637-1643 E Prince Rd O-3 to C-1 (Ward 3) Issue – This is a request by The Planning Center to rezone one-parcel at 1637-1643 E Prince Rd from the Office O-3 zone to the Commercial C-1 zone. The subject parcel of 0.51 acres is located on the north side of E Prince Rd and is approximately 850 feet west of N Campbell Avenue. The purpose of the rezone from O-3 to C-1 zoning is to accommodate Personal Services (barber and beauty shops, nail salons, massage therapists, etc.) within an existing approximate 3,000 square foot building. The applicant is seeking a Direct Ordinance Adoption for the rezoning and has submitted a Minor Development Package (TD-DEV-0426-00112) since there are no proposed exterior improvements to the building, and only minimal parking area improvements being added such as pedestrian access striping, directional striping/signage, and minor landscaping enhancements. Planning & Development Services Recommendation – The Planning & Development Services Department recommends approval of the rezoning to the C-1 Commercial zone, subject to the attached preliminary conditions. Neighborhood Meeting – Brian Underwood and Siavash Habibi of The Planning Center hosted a Neighborhood Meeting via Zoom on April 2, 2026, with the property owners, Michelle Ruskin and Megan Orr (The Well Properties), and their representative, Daniel Sirgo, also present. No one else attended the meeting. An email communication dated March 23, 2026 was received by one of the residential property owners located just north of the project. They wished to confirm that their existing access to their mailbox on the SE corner of the Well Properties would not be affected by the proposed rezoning. It was confirmed by the applicant that they would be able to access the existing parking lot to access their mailbox. Background Information Existing Land Use: Existing commercial building with four (4) Suites Zoning Descriptions: Existing: O-3 Office: Provides for mid-rise, office, medical, civic and select other uses that provide reasonable compatibility with adjoining residential uses. Proposed: C-1 Commercial: Provides for low intensity, commercial and other uses that provide reasonable compatibility with adjoining residential uses. Surrounding Zones and Land Uses: North: O-3 Office South: R-1 Urban Residence East: C-1 Commercial West: O-3 Office The following land uses exist around the project location. North: Single-Family dwellings South: Elementary School (F.O. Holaway Elementary) East: Shopping Center West: Multiple-family dwellings Previous Cases on the Property: None Related Cases: None Applicant’s Request – The applicant proposes Direct Ordinance Adoption Rezoning from O-3 to C-1 for Personal Services in the existing building on-site. Pedestrian striping and other accessible route improvements have been previously made, and the asphalt has been painted with one-way arrows. Upon rezoning approval, the requested C-1 zoning would be effectuated after site inspection of the recently completed improvements which will include new pedestrian striping, accessible route improvements, installation of three (3) additional canopy trees and one-way parking lot circulation signage, in accordance with the recommended PDP and Preliminary conditions. Planning Considerations – 2025 Plan Tucson and the Northside Area Plan provide policy direction for the rezoning site. 2025 Plan Tucson – In 2025 Plan Tucson, the Future Growth Scenario Map designates the area of the amendment site as Neighborhoods Building Block. The typical land use mix in Neighborhoods are primarily residential, neighborhood-serving commercial, schools, parks and places of worship. Plan Tucson supports development projects designed to be compatible with the surrounding scale and character of existing development and protects and enhances the aesthetics attractiveness of Tucson streetscapes within neighborhoods. Northside Area Plan (NAP) – The Property is located within the Campus Farm Subarea of the NAP. The following NAP policies support the rezoning proposal: Policy 5: Ensure well-designed nonresidential development by: a. Minimizing the number of vehicular access points. b. Providing common access points and parking, integrated vehicle and pedestrian circulation systems, and other amenities in common with adjacent nonresidential developments. c. Promoting consolidation of abutting parcels for new, nonresidential uses to allow for adequate buffering of adjacent residential development. d. Requiring appropriate design elements and buffering techniques during the rezoning and associated development review processes to ensure the sensitive design of nonresidential developments on established neighborhoods. These elements must be shown on rezoning concept plans and developments plans (see General Design and Buffering policies). Campus Farm Design Guidelines: 1.a. limit new non-residential development not to exceed 26 feet; the existing building is approximately 20 feet in height and complies with Policy 1.a. 6. Discourage business activities that generate excessive noise, light, and traffic impacts on the interior neighborhood during the period from 9 p.m. to 6 a.m. The following policies from the Northside Area Plan support the rezoning. 1. Limit building heights to retain the existing low-density residential character of the neighborhood and to protect the privacy and views of adjacent, existing residences. At the time of rezoning application or development review, elevations to demonstrate transition of building heights where adjacent to existing residential uses should be submitted. a. Limit new nonresidential development to one story, not to exceed 26 feet, to include all roof features such as parapets, gables, and chimneys, and to be measured from design grade. b. Require new residential developments with more than one story to use a variety of rooflines, a clustered design, or a mix of one and two stories within the development. One-story structures should be located along the perimeter of parcels adjacent to existing low rise or one-story residential uses. The proposed rezoning of the property is not accompanied by a proposed redevelopment plan for the site. The existing single-story building will continue to be used as it has been over the last several decades. By maintaining this building, this rezoning will help retain the existing character of the neighborhood while permitting additional uses that can serve the surrounding neighborhood with no change in impact to properties within the Campus Farm subarea Project Background The applicant is requesting to rezone the subject site from O-3 to C-1 to allow for Personal Service type use within an existing approximate 3,000 square foot building located on a 0.51-acre site. According to the applicant, an existing salon and massage therapist already operate with the existing building, and the request is for an additional massage therapist to be located there. Personal Service land uses are not currently permitted in the Office O-3 zone. The rezoning is necessary to the Commercial C-1 zone to allow a Personal Service land use which are identified under UDC Section 4.8.6 Permitted Uses: Commercial and Mixed-Use Zones. Design Considerations Land Use Compatibility – The Project site is currently zoned O-3 Office, and the prevalent zoning pattern along E Prince Rd consists of O-3 to the north and west, C-1 to the east, and R-1 to the south. The surrounding zoning to the east is within the C-1 zone which compliments the potential rezoning to C-1 on the project site. The R-1 zone is located to the south across E Prince Rd which acts as a buffer. E Prince Rd is designated within a Major Streets & Routes Overlay as an Arterial Road. The existing land uses in the immediate vicinity of the project are single-family residential to the north, multi-family residential dwellings to the west, an existing elementary school to the south across E Prince Rd, and a commercial retail center to the east. Rezoning the subject site from O-3 to C-1 will accommodate the applicant’s proposed Personal Services Land Use (barber and beauty shops, nail salons, massage therapists, etc.) which have been currently operating in the O-3 zone. The Commercial C-1 Zone is a less intensive commercial zone between the adjacent R-1 zone across E Prince Rd, surrounding O-3 zones and matches immediately adjacent C-1 zoning to the east. The C-1 zone only allows for low intensity, commercial and other uses that are compatible with adjacent residential uses and commercial uses. The proposed C-1 zoning allows for maximum building heights of up to 30-feet, however, the existing 20-foot single-story building is similar in height to buildings on neighboring properties to the north and west of the site which are single-story. By maintaining the existing height of the building, this property serves as a transition between the neighboring commercial property at the corner of Prince Road and Campbell Avenue and shorter buildings to the west. The proposed rezoning will facilitate the existing commercial office building with Personal Services along a key corridor with existing infrastructure and strong urban activity. Land use compatibility can be further demonstrated with the existing 5-foot-tall chain-link fence with privacy slates located along the east and west boundaries, and existing 5-foot wooden fence remaining on the northerly boundary which will provide partial screening and buffering for the adjoining properties. Additional landscaping with three (3) additional trees will also buffer adjacent land along the western lot line and interior landscape island near the street frontage. No significant change in intensity is proposed for the property, as the potential for future personal service uses occupying space at this location will depend on their ability to operate within the current building. Additionally, the C-1 zone is defined as providing for low-intensity commercial and other uses that are compatible with adjacent residential uses. Land use compatibility with surrounding land uses is also demonstrated by the Project since the existing Personal Service uses are for operations during the day with no 24-hour occupancy. Design Compatibility – The proposed Preliminary Development Plan (PDP) depicts an existing commercial building of approximately 3,000 square feet with four-individual suites of approximately 750 square feet each. The Personal Services building is square shaped with a setback of approximately 95-feet from E Prince Rd. The existing commercial building is single story and is compatible with existing single-story multi-family residential architecture to the north and west, and the existing Family Dollar commercial building immediately to the east. The proposed Personal Services building exceeds required setbacks of 0-feet and 10-feet or ¾ the height of the building walls per UDC’s dimensional standards (Table 6.3-3. B) required in the proposed C-1 zone. Existing building setbacks are approximately 25-feet from the north property line (O-3), 17.5 feet from the east property line (C-1), 20-feet from the west property line (O-3), and 95 feet from the south property line. The existing setbacks with centralized building location and existing on-site parking locations with enhanced landscaping provide site relief and mitigate any adverse impacts to the surrounding area. The parking areas for the parcel are fully improved with required paving and landscape borders as depicted on the PDP. A minimum of 10 parking spaces (1 per 300 square feet of gross floor area) are required based on a 3,000 square foot building. There are approximately 26 parking spaces currently provided exceeding minimum parking requirements. Additional parking lot improvements such as pedestrian striping across the drive aisle being expanded to a minimum of 16-feet in width where adjacent to the accessible parking stalls, one-way directional signs being installed at the driveway curb cuts, and additional canopy trees on site being connected to the existing irrigation system will improve design compatibility of the project to the area and mitigate any negative impact regarding vehicle parking needs. Additionally, existing low-profile monument signage near the street frontage will remain and is compatible with the area. Existing trash compacting, loading and unloading areas are screened from adjoining properties by existing fencing at the north-east portion of the project. The current site design already contributes to reducing the urban heat island effect. Several canopy trees are located on site, including along the eastern boundary, within the parking island at the center of the property, adjacent to E Prince Road, and in planting areas adjacent to the front facade of the building. This collection of canopy trees helps shade the parking areas, enhancing design compatibility. Drainage/Grading/Vegetation – The property is relatively flat with 2,370- and 2,372-foot contour lines with existing hardscape and landscape planters. Drainage is addressed by existing street improvements, curbing, and landscape planters. The property is developed and located in an urbanized area. The project site is not located within a regulated floodplain and is not subject to a floodplain use permit. No riparian habitat or significant vegetation exists on the property. Existing Roads – E Prince Rd, located along the southern edge of the project parcel, is the project site’s only access, and is a four-lane arterial roadway with a planned right-of-way (“ROW”) width of 100-feet per the City’s Major Streets and Routes (MS&R) Plan map. The existing entrance/exit driveways will remain as constructed. Additionally, there is an existing fully improved sidewalk along E Prince Rd. There will be no additional street improvements required. Landscaping and Screening – Since no building improvements to the existing site are planned, landscape and screening will be limited to what is currently provided on site, with the addition of new canopy trees tied to the existing irrigation system. A landscape border featuring native vegetation exists along the south boundary, with additional landscape plantings along the east and west boundaries. While a 10-foot landscape border with a five-foot screen is required along the west side of the property, screen fencing already sits along the property line, along with vegetation and utilities, separating the adjacent multifamily apartment building from the existing site. Existing Utilities – The subject property is currently served by the Pima County Regional Wastewater Reclamation Department (RWRD). The site is within Tucson Water’s obligated service area and is currently receiving service. Tucson Electric Power (TEP) is the electric utility provider for the area and supplies power to the subject property. Cultural Resources – The property has been completely graded and improved. It is not located within any historic district, and it is surrounded by existing development. If any cultural remains are discovered during any site disturbing activities, the City Historic Preservation Officer will be consulted. Conclusion – The proposed rezoning is consistent with, and supported by, the policy direction provided in 2025 Plan Tucson and the 2001 Northside Area Plan. Subject to compliance with the attached preliminary conditions, approval of the requested C-1 zoning is appropriate. |
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| External Reviewers - Arizona Department of Transportation (ADOT) | REVIEW COMPLETED | ADOT has no comments. Rick Freije, M.S.C.E., P.E. Assistant Regional Traffic Engineer SOUTHERN REGION TRAFFIC 1221 S 2nd Ave. Tucson, AZ 85713 Office: 520.388.4203 Mobile: 520.576.8614 | azdot.gov |
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| External Reviewers - AZ State Land | REVIEW COMPLETED | ||||
| External Reviewers - COT Environmental Services | REVIEW COMPLETED | No objections to proposed rezoning. | |||
| External Reviewers - COT Parks & Recreation | REVIEW COMPLETED | ||||
| External Reviewers - Davis Monthan AFB | REVIEW COMPLETED | DMAFB Planning Staff has reviewed this proposed rezoning and find the location should not negatively impact our mission. Kacey V/r B. Kacey Carter, DAFC, USAF ≡✪≡ Installation Community Planner 355th Civil Engineer Squadron/CENPL Davis-Monthan AFB AZ ☎DSN: 312-3291 ☎Comm: 520-228-3291 bonnie.carter@us.af.mil |
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| External Reviewers - PC RFCD | REVIEW COMPLETED | The Pima County Regional Flood Control District has no objection to this rezoning. Patricia Gilbert Project Manager Floodplain Management Division Pima County Regional Flood Control District 201 North Stone Ave 9th Floor Tucson, Arizona, 85701 Direct - 520.724.4600 |
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| External Reviewers - Pima Association of Governments | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Addressing | REVIEW COMPLETED | Pima County Addressing does not have comments for TP-ENT-0426-00007. | |||
| External Reviewers - Pima County Assessor | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Development Services | REVIEW COMPLETED | April 29, 2026 Jay Olivas Entitlements Section, Planning and Development Services Department City of Tucson Tucson, AZ 85701 Subject: TP-ENT-0426-00007 – E. Prince Rd. Dear Jay Thank you for the opportunity to review and comment on City of Tucson TP-ENT-0426-00007 – E. Prince Rd, for a rezoning from Office (O-3) to Commercial (C-1), located on the north side of E. Prince Rd., near the intersection of N. Campbell Av and E. Prince Rd. The request represents a zoning change an existing office building, to commercial for Personal Services. Most of the needed on-site improvements have already been made. The site is in an area of commercial uses to the east and single-family residential to the west and north – and the proposed uses in this request appear to be compatible with the surrounding land uses. Pima County Development Services Department, Planning Division supports the proposed rezoning request. Sincerely, Spencer Hickman Planner II Pima County Development Services Department, Planning Division |
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| External Reviewers - Pima County Natural Resources | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Transportation | REVIEW COMPLETED | ||||
| External Reviewers - Pima County Wastewater (RWRD) | REVIEW COMPLETED | ||||
| External Reviewers - Tohono Oodham | REVIEW COMPLETED | ||||
| External Reviewers - Tucson Airport Authority | REVIEW COMPLETED | May 4, 2026 Jay Olivas Public Works Building 1st Floor 201 N. Stone Avenue Tucson, AZ. 85701 RE: TP-ENT-0426-00007, The Wells Properties – 1641 E Prince Rd, Direct Ordinance Adoption Rezoning request from Office (O-3) to Commercial (C-1), Ward 3, Received April 22, 2026 Dear Mr. Olivas, Thank you for the opportunity to comment on TP-ENT-0426-00007 – The Wells Properties, a request by The Planning Center for a rezoning of an approximately 0.51 acres, from Office 3 Zone (O-3) to Commercial 1 Zone (C-1), to allow for an existing personal services use to continue. This rezoning request is located 875 feet northwest of intersection of North Campbell Avenue and East Prince Road. The Tucson Airport Authority does not object the subject request and does not have any additional comments to provide. 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. Respectfully, Scott Robidoux, C.M. Manager of Planning |
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| External Reviewers - Tucson Electric Power (TEP) | REVIEW COMPLETED | May 5, 2026 City of Tucson Gabriel Sleighter Entitlements Section RE: TP-ENT-0426-00007 The Wells Property 1641 E Prince Rd 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. Please email me with any questions or concerns. I can be reached at Jenna.Reilly@tep.com, or by phone at (520) 734-5488. Respectfully, Jenna Reilly 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 | ||||
| Fire New Construction | REVIEW COMPLETED | ||||
| Historic | REVIEW COMPLETED | No historic or archaeological concerns | |||
| 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 or concerns. Rezoning should not result in very different land uses from existing, so traffic to the site should remain similar as existing. Thanks! | |||
| ROW Engineering Review | REVIEW COMPLETED | Driveways will need to be reconstructed or modified to meet current city standards. | |||
| Signs | REVIEW COMPLETED | All proposed signage must be by current code standards and applied for on a separate submittal. | |||
| Site Engineering | REVIEW COMPLETED | ||||
| Site Landscape | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: DIRECT ORDINANCE ADOPTION REZONING FROM O-3 TO C-1 FOR PERSONAL SERVICES IN THE EXISTING BUILDING ON-SITE ACTIVITY NO: TP-ENT-0426-00007 ADDRESS: 1641 E PRINCE RD ZONING: OFFICE ZONE (O-3) 5.19.2026 THE COMMENTS PROVIDED ARE PRELIMINARY AND ARE NOT TO BE ASSUMED AS A COMPLETE REVIEW OF THE PROPOSAL. DURING THE DEVELOPMENT PACKAGE REVIEW PROCESS, A FULL REVIEW WILL BE MADE BY THE SITE LANDSCAPE/NPPO REVIEW SECTION TO ENSURE COMPLIANCE WITH THE APPLICABLE CITY OF TUCSON UNIFIED DEVELOPMENT CODE, TECHNICAL STANDARDS MANUAL AND ADMINISTRATIVE MANUAL REQUIREMENTS FOR SITE LANDSCAPE, NATIVE PLANTS AND RAINWATER HARVESTING. SITE LANDSCAPE/NPPO COMMENTS: 1. Per coordination and discussion with The Planning Center Landscape Architect, Daniel Bradshaw, PLA on 5/18/2026, the PDP shall reflect two new Desert Willow trees at the central parking area planting strip and one Texas Live Oak along the western property line planting island. The trees will be watered with the existing underground drip irrigation system. The decided upon canopy trees will provide needed additional shade to the asphalt parking and PAAL areas. 2. These conditions will be considered satisfied once the tree implementation and watering schedule have been inspected on site. Thank you. Chad Keller, PLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning | REVIEW COMPLETED | 1. COMMENT: Provide connectivity between both ADA parking spaces aisles and the crosswalk to the building. Contact Fernando Garcia, Lead Planner, Site Zoning at fernando.garcia2@tucsonaz.gov. |
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| Streetcar Track Access Review | REVIEW COMPLETED | ||||
| Sun Tran Review | REVIEW COMPLETED | ||||
| Transportation - Bike/Ped | REVIEW COMPLETED | ||||
| Tucson Water New Area Development | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. The building is currently served by an existing 1-inch potable water meter available on site. The meter is tied into an 8-inch CA (Cement Asbestos) water main (A zone). Water pressure in this area is 52-59 PSI at an elevation of 2372ft. Water pressure can vary by an additional 5 psi +/-. If any new domestic water, irrigation water, or fire water services are needed to serve this proposed development, please contact Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov. The above comments are based on the limited preliminary information provided by the applicant and should not be construed as a complete review of the proposal. Any questions, comments or concerns about these comments may be directed to Kathryn Gerber (Engineering Manager) at Kathryn.Gerber@tucsonaz.gov. |