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Plan Review Detail
Plan Number: TP-ENT-0823-00034
Parcel: 12108086A
Review Status: Approved
Review Details: ENTITLEMENT REVIEW v.1
Plan Number - TP-ENT-0823-00034
Review Name: ENTITLEMENT REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| IPC - Entitlements | APPROVED | ||||
| Real Estate | NOT REQUIRED | ||||
| Entitlement Review Coordinator | REVIEW COMPLETED | ||||
| Entitlements | REVIEW COMPLETED | SUBJECT: REZONING - PLANNING & DEVELOPMENT SERVICES REPORT TP-ENT-0823-00034 – Dorado Office Park – North Wilmot Road O-3 to C-1 (Ward 6) Issue – This is a request by Lexy Wellott of The Planning Center, on behalf of Wilmot Pima Workspace LLC to rezone a 1.58-acre area from O-3 Office to C-1 Commercial to accommodate an esthetician or other compatible C-1 uses within the existing Dorado Park Office Plaza. The property owner has received numerous inquiries from businesses compatible with the plaza’s existing tenants, but many of these uses are prohibited under the current O-3 zone. The interest in vacant spaces within the plaza from a broader array of tenants has led the property owner to seek a change of zoning for the property. No physical or operational changes to the rezoning location are proposed. The subject site is located at the northwest corner of North Wilmot Road and East Lee Street, at 1611 N Wilmot Road, in Ward 6. Planning & Development Services Recommendation – The Planning & Development Services Department recommends approval of C-1 zoning, subject to the attached preliminary conditions. Background Information Existing Land Use: Office, multiple existing tenants. 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-1 (Commercial) – 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. Adjacent Zones and Land Uses: North: Zoned O-3, C-2; Professional Services, Medical Office, Automotive, Merchandise Sales South: Zoned C-1; Commercial strip, personal service land use West: Zoned O-3; Office, professional service land use East: Zoned C-1 across Wilmot Road; Multi-family residential Previous Cases on the Property: None Related Cases: None Project Background – The property owner wishes to locate personal service tenants compatible with existing office uses in vacant suites of the existing buildings. Applicant’s Request – Rezoning to C-1 Commercial to allow for additional tenants compatible with existing office uses in vacant suites of the existing buildings. Planning Considerations – Land use policy direction for this area is provided by Plan Tucson and the Arcadia-Alamo Area 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.28.2.5 – Support neighborhood commercial uses located at the intersections of arterial streets, arterial and collector streets, or collector street intersections. 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. LT28.1.11 - Support the retention and expansion of existing business. Arcadia-Alamo Area Plan (AAAP) – The site is within the boundaries of the Arcadia-Alamo Area Plan. The goal of the Plan is to guide future development while protecting and enhancing existing uses. The general goals of the Plan are to: • Preserve and protect the integrity of established low-density neighborhoods. • Identify appropriate locations for new development. • Protect and enhance vegetation and open space along the Alamo, Arcadia, and Rosehill Washes. • Provide safe and efficient circulation systems for all modes of transportation including pedestrian. The AAAP’s goals are supported by the following applicable nonresidential subgoals and policies: Nonresidential Subgoals: • Provide for nonresidential uses in the Arcadia-Alamo Area that are designed in harmony with adjacent development. Establish design and location criteria for nonresidential uses adjacent to existing neighborhoods. Land Use Policies: A. Residential Policy 3: a. Subarea 1, bounded by Pima, Wilmot, Speedway, and the Alamo Wash, should be allowed to transition to medium density residential uses within the interior and high density/office/commercial uses along the arterial streets. B. Nonresidential policy 5: a. Support the development of well-designed, concentrated centers of pedestrian-oriented commercial/office activity at appropriate locations as shown on the Conceptual Land Use Map. Design Considerations Land Use Compatibility – The site is predominately surrounded by non-residential uses, both office and retail. There is a single-family residence to the southwest, diagonally across Lee Street, and a condominium-style residential development across Wilmot Road to the east. The proposed rezoning is aligned with policies laid out in Plan Tucson and the Arcadia-Alamo Area Plan. The land uses available in a C-1 zone are compatible with the surrounding office and retail uses. Potential C-1 land uses are sufficiently low-intensity that they would be compatible with the nearby residential use. The site is predominately surrounded by commercial and office uses, with a small multi-family development to the south-west and a condominium complex across Wilmot Road to the east. It is on the west side of Wilmot Road and is approximately 500 feet from the intersection of East Pima Street and North Wilmot Road. A transit stop is adjacent to the site at Wilmot Road. Design Compatibility – The Design Compatibility Report and the proposed preliminary development do not indicate any changes to the site. No building improvements are proposed, and the existing parking is sufficient for typical C-1 land uses. There are no changes proposed to solid waste collection on the site. 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. Two access points allow access from East Lee Street. No changes to existing access points are proposed. Pedestrian circulation is provided from the sidewalks along Wilmot Road and Lee Street. 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. The parking area access lanes provide entry to and from the parcels adjacent to the west and north, but do not incorporate pedestrian walkways from either side of the lot boundary lines. Conclusion –The proposed rezoning of the site from O-3 to C-1 is appropriate for this location, is compatible with existing surrounding land uses, and it is in compliance with Plan Tucson and the Arcadia-Alamo Area Plan. Subject to compliance with the attached preliminary conditions, approval of the requested C-1 zoning is recommended. |
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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 | No Comments - GS | |||
| External Reviewers - COT Parks & Recreation | REVIEW COMPLETED | No Comments - GS | |||
| 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 DMAFB Planning Staff has reviewed the request to rezone from O-3 to C-1 and find this request will 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 |
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| External Reviewers - PC RFCD | REVIEW COMPLETED | Patricia Gilbert <Patricia.Gilbert@pima.gov> TucsonRezoning The Pima County 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 | No Comments - GS | |||
| External Reviewers - Pima County Addressing | REVIEW COMPLETED | Nicholas Jordan <Nicholas.Jordan@pima.gov> TucsonRezoning Good afternoon, Pima County Addressing does not have comments on TP-ENT-0823-00034 Dorado Park Office – N Wilmot Road, O-3 to C-1. Thank you 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 | No Comments - GS | |||
| External Reviewers - Pima County Development Services | REVIEW COMPLETED | Subject: TP-ENT-0823-00034 Dorado Park Rezoning Dear Gabriel: Thank you for the opportunity to review and comment on TP-ENT-0823-00034, 1611 N Wilmot Rd , O-3 to C-1, for a rezoning for an office center. The site is located on the north side of E Lee St, at the northwest side of Lee St and Wilmot Rd. The site is currently an office park. 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 |
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| 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 | Mirela Hromatka, Planner II Planning Unit Technical Services & Engineering Division TP-ENT-0823-00034 – Dorado Park Office – N Wilmot Road Rezoning From O-3 to C-1 Preliminary Development Plan, May 16, 2023 Tax Parcels #121-08-085A & -086A; 1.55 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 to allow for additional users such an esthetician or other compatible C-1 uses within the existing Dorado Park Office Plaza located at the northwest corner of E Lee Street and N Wilmot Road. The property is connected to a public sewer; the proposed use(s) will not exceed its current sewer connections. PCRWRD has no objection to the proposed rezoning but offers the following wastewater conditions: REZONING CONDITIONS Should the City of Tucson Mayor and Council be inclined to approve this rezoning, PCRWRD recommends the following 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 (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 | RE: TP-ENT-0823-00034 – Dorado Park Office – N Wilmot Road, O-3 to C-1 (Ward 2), Received August 24, 2023 Dear Mr. Sleighter, Thank you for the opportunity to comment on TP-ENT-0823-00034, a request to rezone parcel numbers 121-08-085A and 121-08-086A from O-3 (Office Zone 3) to C-1 (Commercial Zone 1) for the development of future personal service uses. These parcels occupy 1.55 acres ± and is located approximately 75 feet to the northwest of the intersection of North Wilmot Road and East Lee Street. This parcel is located within the NW ¼ of the NW ¼ of Section 1, Township 14S, Range 14E, of the Gila and Salt River Meridian. According to the Federal Aviation Administration (FAA) Notice Criteria Tool, no Notice Criteria are exceeded at the project site. The Tucson Airport Authority approves the rezoning request, has no additional comments to provide, and is not requesting a resubmittal. 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 | RE: TP-ENT-0823-00034 – Dorado Park Office – N Wilmot Rd, O-3 to C-1 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. 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 | Under the Cultural Resources section, the last sentence should read "Should cultural artifacts or burial remains be discovered during grading, boring or trenching activities associated with any future redevelopment of the site work shall cease immediately and the Tucson Historic Preservation Office shall be contacted to assess the resource." *Added as condition - GS |
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| IPC - Fire New Construction | REVIEW COMPLETED | ||||
| IPC - Site Engineering | REVIEW COMPLETED | 1. Engineering has no comment or objection to the proposed rezoning based on the documents provided at this time Lianne Evans lianne.evans@tucsonaz.gov |
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| IPC - Site Zoning | REVIEW COMPLETED | IPC okay - Gabriel Sleighter | |||
| IPC - Traffic Engineering | REVIEW COMPLETED | No concerns from DTM Traffic Engineering division. | |||
| ROW Engineering Review | REVIEW COMPLETED | No Comments David Stiffey David.Stiffey@tucsonaz.gov |
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| Signs | REVIEW COMPLETED | RE: sign review Proposed rezoning from O-3 to C-1 Site: 1611 N Wilmot Rd Reviewer: H. Thrall (Heather.Thrall@tucsonaz.gov) Date: 09/19/23 Unified Development Code (7A, UDC Sign Standards) 1. No billboards exist on this property. 2. The sign district remains the same within O-3 to a C-1 zoning, the general business district Staff has no additional review comments. |
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| Site Engineering | REVIEW COMPLETED | 1. Engineering has no comment or objection to the proposed rezoning based on the documents provided at this time Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | Landscape/NPPO has no concerns or comments about the project based on the information presented by the applicant. If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov or 520-837-4988 |
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| 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 - GS | |||
| Tucson Water New Area Development | REVIEW COMPLETED | TP-ENT-0823-00034 - Entitlement Review v1 – 1611 N WILMOT RD The City of Tucson’s Water Department (Tucson Water) has no objections to Assessor’s Parcel Numbers 121-080085A and 121-08-086A being rezoned from O-3 to C-1. 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 |