Plan Review Detail
Review Status: Approved
Review Details: ENTITLEMENT REVIEW v.1
Plan Number - TP-ENT-1123-00043
Review Name: ENTITLEMENT REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| ROW Engineering Review | APPROVED | No Comments David Stiffey David.Stiffey@tucsonaz.gov |
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| Streetcar Track Access Review | NOT REQUIRED | ||||
| Entitlement Review Coordinator Express | REVIEW COMPLETED | ||||
| Entitlements | REVIEW COMPLETED | DATE: January 10, 2024 For January 25, 2024 Hearing TO: John Iurino FROM: Kristina Swallow, Director Zoning Examiner Planning & Development Services SUBJECT: REZONING - PLANNING & DEVELOPMENT SERVICES REPORT TP-ENT-1123-00043 Pantano Storage – 8750 E Golf Links Rd C-1 to C-2 (Ward 4) Issue – This is a request by Lazarus & Silvyn, P.C., on behalf of the property owners, R.D.S Inc, to rezone a 2.33 acre property from C-1 Commercial to C-2 Commercial, for the purpose of a multi-story self-storage facility. The proposal includes a 3-story 104,021 square-foot building. Main vehicle access is provided from East Golf Links Road with a secondary access through a cross-access agreement through the parcel immediately adjacent to the west. The preliminary development plan also includes 17 parking spaces, and landscaped borders with a 6-foot CMU wall surrounding the property. The subject site is on the south side of East Golf Links Road, and approximately 1000 feet east of South Pantano Parkway (See case location map). Planning & Development Services Recommendation – The Planning & Development Services Department recommends approval of C-2 zoning subject to the attached preliminary conditions. Background Information Existing Land Use: Vacant Zoning Descriptions: Existing: Commercial Zone(C-1): This zone provides for low intensity and other uses that are compatible with adjacent residential uses. Residential and select other agriculture, civic, recreational, and utility uses may also be permitted that provide reasonable compatibility with adjoining residential uses. Proposed: Commercial Zone (C-2): This zone provides for general commercial uses that serve the community and region. Residential and select other agriculture, civic, recreational and utility uses may also be permitted that provide reasonable compatibility with adjoining residential uses. Adjacent Zones and Land Uses: North: C-1; Golf Links Road, primarily vacant with some office uses. East: O-3; Residential land use South: C-1; Residential land use West: C-1; Vacant, tire shop/car wash development in progress. Gas station/convenience store. Previous Cases on the Property: None Related Cases: None Project Background/Applicant’s Request – This is an application for rezoning to C-2 for the construction of an enclosed three-story self-storage facility. A rezoning to C-2 is being requested to allow for Project’s desired building height of 40-feet which is not permitted in the C-1 where height is restricted to 16-feet. The applicant proposes a reduction in provided parking based on the typical usage patterns of a self-storage facility, which is typically a self-serve business with only one or two staff members on-site at any given time. The applicant will provide the two required ADA-compliant spaces. Neighborhood Meeting – The applicant held a neighborhood meeting on September 12, 2023 at 6:00pm, which was advertised using labels provided by the Development Services Department. The meeting was held in person at New Life Wesleyan Church at 8900 E Golf Links Road, 800 feet from the project site and near the affected neighborhoods. The neighbor attendee had concerns about hours of operation, mechanical equipment noise, and landscaping. The applicant team answered all questions. Planning Considerations – Land use policy direction for this area is provided by Plan Tucson and the South Pantano Area Plan. Plan Tucson - Plan Tucson supports the development of commercial uses at the intersections of arterial streets and supports infill development that is sensitive to site and neighborhood conditions. Design Considerations Land Use Compatibility – The site abuts town home style residential land uses to the east and south. It is located on Golf Links Road, a dedicated arterial gateway route as identified by the Major Streets and Routes overlay. Access is from Golf Links Road or the parcel to the west, no direct connection between the project and surrounding residential is shown. The relatively low-intensity use of a self-storage facility is compatible with neighboring residential, especially with typical open-hours which exclude night-time operation. The Preliminary Development Plan shows a 6-foot CMU wall surrounding the project site to screen the neighborhoods to the south and east, as well as landscaped border areas planted with drought-tolerant vegetation and two rainwater harvesting basins along the west and northwest edge of the site. Design Compatibility – The applicant proposes a single building, three stories high, centrally located on the subject site. The building roof will be 34 feet high, with a parapet extending to 37 feet and mechanical equipment screens extending to 40 feet. The building will have several entrances, with the primary access points and management office on the north side of the building. The east, west, and southern walls will have drive-up storage units, and this area will be access-limited by keypad-controlled between the walls of the facility and project perimeter. The trash enclosure is located at the northeast corner of the property. While this is relatively close to the existing residential to the east, it is also close to Golf Links Road. This was a modification requested by staff, as the pre-submittal application showed the dumpster in the southeast corner. Personal storage is generally not a noxious use and this compromise position was found acceptable. The building will have no windows on the east, south, or west sides in consideration of the privacy of all adjacent residents and properties. Road Improvements/Vehicular Access/Transit – Primary access to the property is from Golf Links Road, with a secondary access through cross-access agreement with the parcel to the west. Customer access will be well-defined with lighting and signage. The private street providing access to the Rivendell Townhomes to the east will not be used for project access and circulation and will not experience additional use. The project will also not impact the private HOA-owned guest parking on an adjacent lot in the residential neighborhood to the south and will be screened from view and access by the planned 6-foot CMU wall. The project is expected to generate little noise, light, or traffic, and should have basically no impact on adjacent residential property. Estimated trips for personal storage use on this site is only 152 daily trips. Landscaping and Screening – Landscaping will be provided along Golf Links Road to enhance the views of the Property from the right-of-way. Existing landscaping within the ROW is intended to remain in place. The project will include landscape borders as depicted on the preliminary development plan, using drought-tolerant desert plants and trees. The existing oleander screening adjacent to the private drive of Rivendell Townhomes will be removed and improved with a mix of desert landscaping and trees. The project will incorporate water harvesting techniques into the landscaping design to mitigate the urban heat island effects originating from the project. The site will feature a mix of native, drought-tolerant trees and shrubs. The landscaping will provide a visually interesting buffer for neighboring properties and create a desert aesthetic onsite. Lighting will be provided on the building's façade, shielded, and directed down and away from neighboring properties. Conclusion –The proposed rezoning of the site from C-1 to C-2 is appropriate for this location, is compatible with existing surrounding land uses, and is compliant with Plan Tucson and the South Pantano Area Plan. Subject to compliance with the attached preliminary conditions, approval of the requested C-2 zoning is recommended. File Location: C:\Users\gs\City of Tucson\PL - Advanced Planning - Entitlements\REZONINGS\2023\TP-ENT-1123-00043 Pantano Storage – E Golf Links Rd |
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| External Reviewers - Arizona Department of Transportation (ADOT) | REVIEW COMPLETED | Thank you for the opportunity to review this New Rezoning. ADOT has no comments. Rick Freije, PE, MSCE Assistant Southern Regional Traffic Engineer 1221 S 2nd Ave. Tucson, AZ 85713 Office: 520.388.4203 Cell: 520.576.8614 azdot.gov |
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| External Reviewers - AZ State Land | REVIEW COMPLETED | No comments - GS | |||
| External Reviewers - COT Environmental Services | REVIEW COMPLETED | ES has no objections to this rezoning request. Proposed development must comply with all requirements for solid waste storage and collection. Refer to TSM 8-01.0 Thanks, Andy Vera (520) 837-3798 Andy. Vera@tucsonaz.gov |
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| External Reviewers - COT Parks & Recreation | REVIEW COMPLETED | No comments - GS | |||
| External Reviewers - Davis Monthan AFB | REVIEW COMPLETED | Sir/Ma’am DMAFB Planning staff has reviewed this proposed re-zoning and find it should not 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 | TucsonRezoning The Regional Flood Control District has no objection to this rezoning. Patricia Gilbert, CFM Principal Hydrologist Floodplain Management Division Pima County Regional Flood Control District 201 North Stone 9th Floor Tucson, Arizona, 85701 Phone: 520.724.4606. Patricia.gilbert@pima.gov |
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| External Reviewers - Pima Association of Governments | REVIEW COMPLETED | No comments - GS | |||
| External Reviewers - Pima County Addressing | REVIEW COMPLETED | Good afternoon, Pima County Addressing does not have comments on TP-ENT-1123-00043 Pantano Storage – Golf Links Road, C-1 to C-2. 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 Pima County Development Services’ enhanced online permitting website is now live. Create an account to submit most applications online, and get your comments and documents directly from our portal. No more waiting for staff to email you! Start here at (https://permits.pima.gov). The Pima County Development Services Team – Your gateway to Building Safety |
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| External Reviewers - Pima County Assessor | REVIEW COMPLETED | No comments - GS | |||
| External Reviewers - Pima County Development Services | REVIEW COMPLETED | December 13, 2023 SENT VIA EMAIL Gabriel Sleighter Entitlements Section, Planning and Development Services Department City of Tucson Tucson, AZ 85701 Subject: TP-ENT-1123-00043 Pantano Storage – Golf Links Rd, C1 to C2 Dear Gabriel: Thank you for the opportunity to review and comment on TP-ENT-1123-00043 – Pantano Storage – Golf Links Rd, C1 to C2. The site is located on the south side of Golf Links Rd, just east of the Pantano Wash. The site is vacant. 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 | TO: Gabriel Sleighter Entitlements Section City of Tucson Planning and Development Services FROM: Mirela Hromatka, Planner II Planning Unit Technical Services & Engineering Division SUBJECT: TP-ENT-1123-00043 – Pantano Storage – Golf Links Road Rezoning From C-1 to C-2 Design Compatibility Report, November 2023 Tax Parcel #136-13-020A; 2.33 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 near the southeast corner of E. Golf Links Rd and S. Pantano Pkwy to permit the construction of a storage facility within the eastern portion of the property. The development proposes connecting to the closest of two parallel sewer lines in Golf Links Road. Capacity is available within the 12” sewer I-72-042, downstream from manhole 9611-03 (Type II No. P23WC00093, dated March 17, 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 standard 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 Pantano Storage – Golf Links Road Rezoning December 28, 2023 TP-ENT-1123-00043 Page 2 of 2 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. |
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| External Reviewers - Tohono Oodham | REVIEW COMPLETED | No comments - GS | |||
| External Reviewers - Tucson Airport Authority | REVIEW COMPLETED | December 27, 2023 Gabriel Sleigther Public Works Building 1 st Floor 201 N. Stone Avenue Tucson, AZ. 85701 RE: TP-ENT-1123-00043 – Pantano Storage – Golf Links Road, C-1 to C-2, Ward 4, Received December 4, 2023 Dear Mr. Sleigther, Thank you for the opportunity to comment on TP-ENT-1123-00043, a request by Lazarus & Silvyn, P.C. to rezone parcel number 136-13-020A from C-1 (Commercial Zone 1) to C-2 (Commercial Zone 2) for the development of a personal storage use. The parcel address is 8750 East Golf Links Road and it occupies 2.33 acres ±. This parcel is located 180 feet south of the intersection of South Perillo Drive and East Golf Links Road. This parcel is located within the NW ¼ of the NW ¼ of Section 27, Township 14S, Range 15E, of the Gila and Salt River Meridian. This parcel lies within FAA Part 77 airspace. The Tucson Airport Authority conditionally approves the subject rezoning request contingent upon the following conditions of approval, as noted below. These conditions must be included in the Rezoning Conditions and shall be identified in the general notes section of all future plans submitted to the City of Tucson for review. Conditions of approval: 1. “According to the Federal Aviation Administration (FAA) Notice Criteria Tool, no Notice Criteria are exceeded. Applicants are therefore not required to file FAA Form 7460. However, if the use of cranes is anticipated during development and construction activities, the applicant must file FAA Form 7460 at least 45 days in advance of such use, to provide the applicant with sufficient time to respond to any concerns identified by the FAA. Please file Form 7460 at https://oeaaa.faa.gov/oeaaa/external/portal.jsp.” Please do not hesitate to contact me if you have any questions or concerns regarding this comment letter. I may be reached by email at srobidoux@flytucson.com or by telephone at 520- 573-4811. |
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| External Reviewers - Tucson Electric Power (TEP) | REVIEW COMPLETED | December 7, 2023 City of Tucson Gabriel Sleighter Entitlements Section RE: TP-ENT-1123- 00043 – Pantano Storage – Golf Links Rd C-1 to C-2 Dear Mr. Sleighter; On behalf of Tucson Electric Power (TEP), thank you for the opportunity to comment on this rezoning memorandum. 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 | Text for Cultural Resources Section should be revised to note that the area has not been previously surveyed and a Class III survey will be conducted prior to any grading/trenching/digging at the site. A completed report should be submitted to City of Tucson Historic Preservation Office. Additionally, include "if any archaeological materials are encountered during construction, all ground disturbing activities must cease in the immediate vicinity of the discovery, and the Tucson Historic Preservation Office must be contacted to assess the find." Addressed in conditions - GS |
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| IPC - Entitlements | REVIEW COMPLETED | ||||
| IPC - Fire New Construction | REVIEW COMPLETED | ||||
| IPC - Site Engineering | REVIEW COMPLETED | ||||
| IPC - Site Zoning | REVIEW COMPLETED | ||||
| IPC - Traffic Engineering | REVIEW COMPLETED | Site anticipated to generate approximately 9 AM peak hour trips and 16 PM peak hour trips, so there should be no impact to the surrounding roadway network. Therefore, no comments or objections from DTM Traffic Engineering division. | |||
| Real Estate | REVIEW COMPLETED | TucsonRezoning The Real Estate Division has no comments or objections to the above referenced request. Bob Beecher Supervisor – Real Estate Division City of Tucson Department of Transportation and Mobility Main: 520-791-4181 Direct: 520-837-6784 Mobile: 520-451-4923 |
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| Signs | REVIEW COMPLETED | RE: signage and pending IPP (parking reduction) review For: new personal storage development, C-1 to C-2 to allow 37' tall building AT: 8750 E Golf Links Rd Case: TP-ENT-1123-00043 Date: 12/19/23 Reviewer: H. Thrall (Heather.Thrall@tucsonaz.gov) Codes; signs: Unified Development Code 7A, Sign Standards - Tucson Pima County Outdoor Lighting Code, Parking reductions - UDC 7.4.5. 1. Signage - A) signage is mentioned in the document to be along the north elevation and along Golf Links Rd frontage, but is not shown in details, per se. B) The business is a 24 hour accessed site, which generally means that signs may stay on during the business operations, hence the recommended condition that illuminated signs may only be on the north elevation. This is to respect the existing residential development to the south, southwest, and east of the site. 2. Pertaining to the pending parking reduction process, or IPP: A) a public mail out process is required for the pending IPP - at 400' notice area B) the mail out can only occur after the rezoning and any conditions for the site may be adopted by Mayor & Council C) the parking document should be updated to reflect 16 actual parking spaces provided on site, as the extra loading zone cannot serve as a parking space. All plans and documents affiliated with the project should also be updated to show that a total of 16 parking spaces are provided on the site, versus the required amount per the UDC 7.4.5. personal storage criteria. I can be reached at Heather.Thrall@tucsonaz.gov if you have any questions. Sign permits require licensed sign contractors for submittal, obtaining a permit and conducting the work. I've been in touch already with Bowman staff regarding the pending IPP process. |
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| Site Engineering | REVIEW COMPLETED | 1. As a condition of the rezoning, critical basin detention will be required. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: Golf Links Storage ACTIVITY NO. TP-ENT-1123-00043 ADDRESS/PARCEL: 8750 E GOLF LINKS RD/136-28-005L EXISTING ZONING: C-1 PROPOSED ZONING: C-2 This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants and water harvesting. COMMENTS: 1. As a condition of the rezoning, Commercial Rainwater Harvesting must meet 60% of the irrigation needs of the proposed development. If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | ||||
| Sun Tran Review | REVIEW COMPLETED | No comments - GS | |||
| Transportation - Bike/Ped | REVIEW COMPLETED | No comments - GS | |||
| Transportation Landscape Review | REVIEW COMPLETED | see comments on PDP | |||
| Tucson Water New Area Development | REVIEW COMPLETED | TP-ENT-1123-00043 - Entitlement Review v1 – 8750 E GOLF LINKS RD The City of Tucson’s Water Department (Tucson Water recommends the following rezoning conditions be added to the rezoning document: 1. The owner/developer shall construct a new 8” water main at his or her own expense from the existing 8” public water main constructed under Plan No. 090-1979 in Common Area “A” of the Rivendell Townhouses Unit II, Lots 47-105 and Common Areas A, B and C subdivision recorded at Book 31, M&P, Page 022 to the westernmost boundary of APN 136130060 for the purpose of providing water service to APNs 136130050 & 136130040. 2. The required new 8” water main shall be located within a new public water easement that is a minimum of 15’ wide, or within a public utility easement of adequate width to properly accommodate the proposed public utility lines within the easement. 3. The required new 8” water main and new easement shall be located within the northernmost east-west parking area access lane shown on the Preliminary Development Plan, and terminate in the cross-access easement to the west, west of the 24” Dia. HDPE Basin Equalizer Pipe identified by Keynote No. 44 on the on the Preliminary Development Plan. 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 |