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Plan Review Detail

Plan Number: TP-ENT-0523-00020
Parcel: 12714003C

Address:
355 N WILMOT RD

Review Status: Approved

Review Details: ENTITLEMENT REVIEW v.1

Plan Number - TP-ENT-0523-00020
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-0523-00020 - Entitlement Review v1 – 355 N WILMOT RD

The City of Tucson’s Water Department (Tucson Water) has no objections to this property being rezoned from O3 to C3 to allow development of a 4 story medical rehabilitation facility at this location.

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
Real Estate NOT REQUIRED
Streetcar Track Access Review NOT REQUIRED Location not within 10ft of street car tracks
Entitlement Review Coordinator REVIEW COMPLETED
Entitlements REVIEW COMPLETED SUBJECT: REZONING - PLANNING & DEVELOPMENT SERVICES REPORT
TP-ENT-0523-00020 – Select Medical – North Wilmot Road.
O-3 to C-3 (Ward 6)

Issue – This is a request by Matt Updegraff from Kimley Horn, LLC, on behalf of the property owner, Select Medical Property Ventures, to rezone a 2.5-acre parcel from O-3 Office to C-3 Commercial, for the construction of a Select Medical Rehabilitation Facility with 66 beds. The proposal includes one four-story facility, 62.8 feet in height, and related site work.

The subject site is on the west side of Wilmot Road across from the intersection of Wilmot Road and Carondelet Drive (See Case Location Map). Because the O-3 zoning on the property allows a maximum building height of 40 feet for non-residential uses, a rezoning to C-3 is requested to allow for the proposed building height of 62.8 feet. The maximum building height in a C-3 zone is 75 feet.

Planning & Development Services Recommendation – The Planning & Development Services Department recommends approval of C-3 zoning, subject to the attached preliminary conditions.

Background Information

Existing Land Use: Vacant – former medical clinic, demolished in 2022.

Zoning Descriptions:

Existing: O-3 (Office) – This zone provides for mid-rise, office, medical, civic, and select other uses, such as urban agriculture and renewable energy generation, that provide reasonable compatibility with adjoining residential uses.

Proposed: C-3 (Commercial) – This zone provides for mid-rise development of general commercial uses that serve the community and region, located downtown or in other major activity center areas. Residential and select other agriculture, civic, recreational, and utility uses may also be permitted that provide reasonable compatibility with adjoining residential uses.

Adjacent Zones and Land Uses:

North: Zoned O-3; multifamily residential
South: Zoned C-3; mid-rise office buildings
West: Zoned R-3; multifamily residential
East: Zoned C-1 and O-3 across Wilmot Road; commercial use and medical office uses
Behind the C-1 immediately east, the area is zoned PAD-13, Carondelet Medical Center complex
Previous Cases on the Property: None
Related Cases: None
Project Background – Select Medical is seeking to develop the project site with a 4-story medical rehabilitation facility with 66 beds.

Applicant’s Request – Rezoning to C-3 Commercial to allow for a building height of 62.8 feet.

Planning Considerations – Land use policy direction for this area is provided by Plan Tucson and the Sewell/Hudlow Neighborhood Plan.

Plan Tucson – The site lies within the Existing Neighborhoods building block in the Future Growth Scenario Map in Plan Tucson. Existing Neighborhoods are primarily developed and largely built-out residential neighborhoods and commercial districts in which minimal new development and redevelopment is expected in the next several decades. The goal is to maintain the character of these neighborhoods, while accommodating some new development and redevelopment and encouraging reinvestment and new services and amenities that contribute further to neighborhood stability.

Plan Tucson also provides the following policies related to the proposed rezoning:

LT9 - Locate housing, employment, retail, and services in proximity to each other to allow easy access between uses and reduce dependence on the car.
LT.28.2.4 - Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues.
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.

Sewell/Hudlow Neighborhood Plan (S/HNP) – The site is within the boundaries of the Sewell/Hudlow Neighborhood Plan, Sewell Subarea. The purpose of the S/HNP is to protect the integrity of existing neighborhoods while allowing for new development where appropriate as shown on the Land Use Development Maps. The applicable goals of the S/HNP, which are designed to be used with the S/HNP General Design Guidelines are:
• Preserve and protect the integrity of established low-density neighborhoods.
• Identify appropriate locations for new development.

The Plan’s goals are supported by the following applicable nonresidential subgoals and policies:

Nonresidential Goals:
• Allow for new, nonresidential uses provided the proposed development is designed in harmony with adjacent nonresidential and residential uses and in accordance with Sewell/Hudlow policies.
• Establish design and location criteria for nonresidential uses adjacent to existing neighborhoods.

Nonresidential Policies:

3. Allow for new nonresidential development along designated major streets as shown on the Land Use Development Maps.

8. Recognize the Activity Center status of the Broadway/Wilmot area by providing an opportunity for low-rise office development along Broadway Boulevard and mid-rise office development along Broadway Boulevard approximately 600 feet east of the Alamo Wash and along Wilmot Road extending north to Fifth Street as shown on the Land Use Development Maps, when all the following criteria are met:
a. Traffic generated by new development can be accommodated on abutting arterial streets through street improvements, upgrading mass transit and/or other alternate modes, or a combination of these techniques;
b. All access is onto arterial streets;
c. Parking and maneuvering requirements can be met on site;
d. Building heights transition to be compatible with adjacent heights;
e. Design complies with Buffering Policies.

9. Provide an integrated pedestrian circulation system throughout the Broadway/Wilmot Activity Center:
a. During the rezoning and development review process, require new development to provide a clearly defined, internal pedestrian circulation system with amenities which provides connections to public sidewalks and adjacent development;
b. Pursue alternatives to arterial street-level pedestrian crossings to provide safe pedestrian circulation between components within the Activity Center, through funding mechanisms such as Improvement Districts, and in-lieu fees, to be shared among Activity Center uses.

Design Considerations

Land Use Compatibility – The site is surrounded by a variety of land uses, which include two multifamily residential complexes to the north and west, mid-rise office towers to the south, and food service across Wilmot Road to the east. The site is also very close to multiple medical facilities, including a University of Arizona Medical Center two parcels to the north, and the Carondelet Medical PAD and St. Joseph’s Hospital across Wilmot Road immediately behind the food services land use. The proposed medical treatment facility is aligned with policies laid out in Plan Tucson as well as the Sewell/Hudlow Neighborhood Plan.

The medical use is compatible with surrounding medical land uses and replaces a previous medical treatment center that was demolished at this location. Plan policy guidance encourages higher-intensity land use along major arterial roads, and the location on Wilmot Road further supports the proposed development. The proposed height of 62.8 feet requires that the parcel be rezoned from O-3 to C-3. C-3 zoning does allow heights up to 75 feet. The office towers to the south are approximately 63.5 feet high, and the increased height allowed by C-3 zoning helps to begin creating a consistent streetscape on Wilmot Road. The development also takes advantage of reduced setbacks recently adopted into city code, and this helps to create a more pleasant and consistent street level experience for commuters and pedestrians. The reduced setback on Wilmot road also allows the building to be placed further than would previously be possible to the multifamily residential complexes to the north and west, which limits the impact of an increased building height on existing residential development. The proposed development is supported by the need to locate higher intensity uses on major arterial roads.

Design Compatibility – The Design Compatibility Report and the proposed preliminary development plan include a drainage basin on the southwest corner and a smaller basin on the east (street-facing) edge. A landscape buffer is planned on the east side, as well as a sidewalk connecting to the existing sidewalk running along Wilmot Road.

The chain-link fence and Oleander along the north side of the property are replaced by a concrete drainage swale. The sidewalk along the north end is privately owned and runs along the access drive to the apartment complex west of the project site. It appears to be undersized and seems to be the only pedestrian access to the apartments from Wilmot Road. While improving that access is not the responsibility of the applicant, removing the fence and oleander and replacing it with a drainage swale could improve the pedestrian experience on the sidewalk.

The backup generator and trash enclosures on the west property line have been moved further south from their locations on the applicant’s pre-submittal design, which also serves to respect the pedestrian experience in and out of the western apartment complex.

Road Improvements/Vehicular Access/Transit – The project faces Wilmot Road, a designated arterial road by the Major Streets and Routes (MS&R) Plan. One access point, on the north-east corner of the project site, faces Wilmot Road. The second access point is on the south property line, through an existing access agreement with the parcel to the south allowing access to Wilmot Road.

Pedestrian circulation is provided from the sidewalk along Wilmot Road. The pedestrian access does not connect with the parcels to the west or north, as existing walls isolate the apartment complexes from the project site. There is no pedestrian access to the parcel south of the project site, due to an existing drainage channel and easement.

Conclusion –The proposed rezoning of the site from O-3 to C-3 is appropriate for this location, is compatible with existing surrounding land uses, and it is in compliance with Plan Tucson and the Sewell/Hudlow Neighborhood Plan. Subject to compliance with the attached preliminary conditions, approval of the requested C-3 zoning is recommended.
External Reviewers - Arizona Department of Transportation (ADOT) REVIEW COMPLETED [EXTERNAL] TP-ENT-0523-00020 Select Medical - 355 N Wilmot, O-3 to C-3
Richard Freije <rfreije@azdot.gov>
Thu 6/8/2023 11:28 AM
To:
TucsonRezoning <TucsonRezoning@tucsonaz.gov>
Cc:
Jay Gomes <jgomes@azdot.gov>;
Douglas Moseke <dmoseke@azdot.gov>;
Jeremy Moore<jmoore3@azdot.gov>
Thank you for the opportunity to review this New Rezoning. ADOT has no comments.
Thanks,
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 TP-ENT-0523-00020 Select Medical - 355 N Wilmot, 0-3 to C-3
Andy Vera <Andy.Vera@tucsonaz.gov>
Tue 7/11/2023 3:27 PM
To:TucsonRezoning <TucsonRezoning@tucsonaz.gov>
@ 1 attachments (3 MB)
TP-ENT-0523-00020 Preliminary Development Plan 5-26-23.pdf;
ES has no objections to this rezoning request.
DP should include detailed drawings, with dimensions, of trash/recycle enclosure area and required service conditions. Refer to Technical Standards Manual section 8, Solid Waste and Recycle Disposal, Collection, and Storage.
Thanks,
Andy Vera
City of Tucson -Environmental Services
Accounts Representative Supervisor
(520) 837-3798
External Reviewers - COT Parks & Recreation REVIEW COMPLETED TP-ENT-0523-00020 Select Medical - 355 N Wilmot, 0-3 to C-3
Tom Fisher <Tom.Fisher@tucsonaz.gov>
Wed 6/14/2023 9:31 PM
To:TucsonRezoning <TucsonRezoning@tucsonaz.gov>
Cc:lliana Gonzales < lliana.Gonzales@tucsonaz.gov>
On behalf of the City of Tucson Parks and Recreation Department, I have no comments on the above development plan.
Tom Fisher
Project Manager
City of Tucson Parks and Recreation Department
900 S. Randolph Way
Tucson, Arizona 85716
{520) 837-8037
External Reviewers - Davis Monthan AFB REVIEW COMPLETED CARTER, BONNIE K GS-12 USAF ACC 355 CES/CENPL <bonnie.carter@us.af.mil>
TucsonRezoning
Sir/Ma’am



Davis-Monthan AFB Planning Staff have reviewed the request to rezone to Select Medical and find this rezoning should not negatively impact our mission.



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
External Reviewers - PC RFCD REVIEW COMPLETED [EXTERNAL] TP-ENT-0523-00020 Select Medical - 355 N Wilmot, 0-3 to C-3
Patricia Gilbert < Patricia.Gilbert@pima.gov>
Tue 6/6/2023 9:09 PM
To:TucsonRezoning <TucsonRezoning@tucsonaz.gov>
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@Rima.gov
External Reviewers - Pima Association of Governments REVIEW COMPLETED No comments - GS
External Reviewers - Pima County Addressing REVIEW COMPLETED [EXTERNAL] TP-ENT-0523-00020 Select Medical - 355 N Wilmot, 0-3 to C-3
Nicholas Jordan < Nicholas.Jordan@pima.gov>
Mon 6/5/2023 3:29 PM
To:TucsonRezoning <TucsonRezoning@tucsonaz.gov>
Good morning,
Pima County Addressing does not have comments on TP-ENT-0523-00020 Select Medical - 355 N Wilmot, 0-3 to C-3.
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
External Reviewers - Pima County Assessor REVIEW COMPLETED No comments - GS
External Reviewers - Pima County Development Services REVIEW COMPLETED June 14, 2023
Gabriel Sleighter
Entitlements Section,
Planning and Development Services Department City of Tucson
Tucson,AZ 85701

Subject: TP-ENT-0523-00020 - Select Medical - 355 N Wilmot, 0-3 to C-3
Dear Gabriel:
Thank you for the opportunity to review and comment on City of Tucson TP-ENT-0523-00020 - Select Medical - 355 N Wilmot, for a rezoning from 0-3 to C-3 for a proposed medical rehabilitation facility.
The site is located on the west side of N Wilmot Rd, about 1,400 feet north of Broadway Bl. The site is currently occupied by a medical building. The site is surrounded commercial uses and high density residential.
Pima County Development Services Department, Planning Division, has no objection to the proposed rezoning.
Sincerely,

Spencer Hickman
Senior Planner
Pima County Development Services Department, Planning Division
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 June 19, 2023

TO: Gabriel Sleighter
Entitlements Section
City of Tucson Planning and Development Services


FROM: Mirela Hromatka, Planner Sr.
Planning Unit
Technical Services & Engineering Division

SUBJECT: TP-ENT-0523-00020 – Select Medical – 355 N. Wilmot Rd Rezoning
From O-3 to C-3
Design Compatibility Report (May 5, 2023)
Tax Parcel #127-14-003C; 2.48 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 at the northwest corner of N. Wilmot Rd and E. Carondelet Dr. to permit the construction of a medical rehabilitation facility.

Capacity is available for this development within 12” sewer G-230, downstream from manhole 8936-14B (Type II P23WC00004, dated January 5, 2023). Allocation of capacity will be made by the Type III Capacity Response.

PCRWRD has no objections 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 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 (5200 724-6488.
Copy: Project
External Reviewers - Tohono Oodham REVIEW COMPLETED No comments - GS
External Reviewers - Tucson Airport Authority REVIEW COMPLETED No comments - GS
External Reviewers - Tucson Electric Power (TEP) REVIEW COMPLETED No comments - GS
External Reviewers - Tucson Unified School District (TUSD) REVIEW COMPLETED No comments - GS
Fire New Construction REVIEW COMPLETED
Historic REVIEW COMPLETED Historic has no comments on the proposed project.
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

David Stiffey

David.Stiffey@tucsonaz.gov
ROW Engineering Review REVIEW COMPLETED No Comments

David Stiffey

David.Stiffey@tucsonaz.gov
Signs REVIEW COMPLETED RE: monument sign location review (monument review by permit)
For: 355 N Wilmot / proposed long term extended care medical services
Rezoning presubmittal: TP-ENT-0523-00020:
Zoning change: from O-3 to C-3
Sign Standards remain the same, General Business District (7A.10.2.A,B,C.)
Date: 6/13/23
Reviewer: H. Thrall (Heather.Thrall@tucsonaz.gov)

Codes: Unified Development Code / 7A, Sign Standards

1. For sign purposes, the development site and the adjacent bank site to the south can be reviewed as one premise due to shared principal access easements to remain in place. Combined in measurement along Wilmot Road, both lots present sufficient street property line frontage for two freestanding signs (one existing pole sign at the bank parcel is under renovation), and the proposed monument sign shown in this package.

2. The preliminary development plan shows a new freestanding monument sign is planned on the adjacent bank parcel to the south, addressed 335 N Wilmot, to serve the new development at 355 N Wilmot. As primary shared access driveway off Wilmot Road serves both stated properties. A recorded access easement to 355 N Wilmot is to remain from this driveway located on 335 N Wilmot.

The monument sign serving 355 N Wilmot may be placed on the adjacent parcel at 335 N Wilmot (bank parcel) under the conditions that:
A) it is placed within or immediately adjacent to the recorded access easement
B) written permission from the adjacent property management is provided
C) staff recommends both a sign and electrical easement are obtained and recorded on that adjacent parcel at 335 N Wilmot for the installation, maintenance and access to the sign and to the electrical to serve the sign.
D) the sign structure should be a minimum of 2 feet from the face of any driveway curbs (appears it would be)
E) the sign structure should be a minimum of 5 feet from any fire hydrants
F) the sign structure should be setback a minimum of 20' from the Wilmot face of curb (appears it is well over that)


3. To run power to the sign requires a licensed electrician to obtain an electrical permit and conduct the work.

4. A separate sign permit is required to be submitted, permit obtained and work to be done by a licensed sign contractor. A sign construction assembly package and plan would be reviewed for all of the technical construction standards and all aspects under item 1 noted above.

5. The allowed sign area ratio for the building would be the same under the rezoning from O-3 to C-3, at a ratio of 3 square feet of sign area per foot of linear street development frontage. Signs may be placed on all building elevations, provided the sign area also does not exceed 30% coverage of any elevation.

6. As this is a 24 -hour operating facility, signs are not required to turn off at midnight. Staff noted an apartment complex with buildings just over 100’ away from the north property line, and from the west property line. Given the new heights of this planned building, it is recommended that any signage on the north and west building elevation be illuminated by halo style lighting or similar, to reduce light disturbance at night.

I may be reached at Heather.Thrall@tucsonaz.gov should you have any questions.
Site Engineering REVIEW COMPLETED The Stormwater Retention-Detention Manual can be found online at https://www.tucsonaz.gov/files/pdsd/updated-retention-detention-manual/updated-retention-detention-manual.pdf

Drainage Information:
An unnamed wash runs across the southern border of the parcel, stemming from a culvert that runs under Wilmot road. An upstream TSMS node shows the wash discharging 508 cfs in the 100-yr storm, making this a regulatory flood zone.

Comments:
1. A drainage report, SWPPP, and DEQ dust control permit will be required
2. A floodplain use permit will be required for any work in the floodplain. Any building in the floodplain will need to be elevated to the regulatory flood elevation and certified on an elevation certificate by a licensed surveyor (TC 26)
3. Additional Retention and Detention regulations will be required as a condition of the rezoning.
a. Critical Basin Detention will be required: onsite volumetric discharge must be reduced to 85% of their pre-developed quantities
b. 150% of the calculated first flush retention volume will be required onsite
4. Maximize water harvesting into any landscaping through the use of flush curbs, curb cuts, and gutters

Lianne Evans
lianne.evans@tucsonaz.gov
Site Landscape REVIEW COMPLETED
Site Zoning REVIEW COMPLETED 1. Please provide a UDC referenced "use" for the development. The initial presubmittal review was for a Commercial: Medical Services-Outpatient use. If that is the correct proposed use, please update the PDP to reflect that. Otherwise, ensure the use is directly referenced from the UDC:
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7039

2. Provide any use-specific standards as established in the UDC on the PDP.

3. Ensure the proposed building heights are consistent. The building height within the building footprint on the site plan is 63.2' from FFE. The site calculations show a 62.8' measurement. Please show all measurements from design grade. While both of the measurements provided are within the allowable height of the proposed zone, zoning want to ensure consistency.

Please reach out to me at nicholas.martell@tucsonaz.gov for any questions regarding this transmittal. Don't hesitate to reach out to me once the updated PDP is re-submitted so I can complete the review without further delay.

______________________________
ZE Hearing complete, applicant will ensure accurate zoning/land use analysis on submitted Development Package largely in compliance with PDP. -GS
Sun Tran Review REVIEW COMPLETED No comments - GS
Transportation - Bike/Ped REVIEW COMPLETED No comments - GS