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Plan Review Detail
Review Status: Approved
Review Details: ENTITLEMENT REVIEW v.1
Plan Number - TP-ENT-1222-00008
Review Name: ENTITLEMENT REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Historic | APPROVED | Building is located outside of Blenman-Elm National Register Historic District additionally the building was not considered eligible based on the recent Mid Century Modern survey. Historic has no comments on the proposed work. | |||
| Tucson Water New Area Development | APPROVED | Tucson Water has no objections to the proposed special exception. 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 |
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| Entitlement Review Coordinator Express | REVIEW COMPLETED | ||||
| Entitlements | REVIEW COMPLETED | Applicable Plan Policies: Policy direction is provided by Plan Tucson (PT), University Area Plan (UAP), and Blenman Vista Neighborhood Plan (BVNP). Plan Tucson contains a variety of elements that are categorized in four focus areas, including the Social Environment, the Economic Environment, the Natural Environment, and the Built Environment. Each focus area contains specific goals, and each element contains specific policies. The site lies within the Existing Neighborhoods Building Block in the Future Growth Scenario Map where 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. Applicable policies guidelines include: LT3 Support development opportunities where: Residential, commercial, employment, and recreational uses are located or could be located and integrated. BC8 Support a safe, distinctive, well-maintained, and attractive community with neighborhoods made up of residences and businesses that contribute to Tucson’s quality of life and economic success. LT28.2.14 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. The University Area Plan’s general goals include (1) supporting changes which protect and enhance the character, identity, and residential quality of life in the neighborhoods surrounding the University of Arizona (UA), (2) promoting cooperation between neighborhoods, private developers, the City of Tucson, and the UA to ensure new development is sensitive to local neighborhood concerns and supportive of adopted city-wide policies, and (3) recognize the nature and potential of the University and its immediate surrounding as a relative compact, pedestrian-oriented regional city center. Applicable goals and policies include: Section 3: Land Use and Development Section 3.A: General Policies Policy 3.A.3 Support new development on the perimeter of residential areas which serves to protect and enhance the quality of life for neighborhood residents. Section 3.C: Office/Commercial Development Subgoal: Support the development of new commercial and office activities which complement the scale and character of neighborhoods and commercial districts in the University Area. The Blenman Vista Neighborhood Plan’s general goal is to protect the integrity of the neighborhoods Blenman-Elm and Catalina Vista and to provide a framework that recognizes the present quality of these neighborhoods and criteria to guide new development in harmony with community-wide planning objectives. The project site is shown as “Office or Commercial Uses” on the BVNP Office/Commercial Concept Map. Applicable goals and policies include: Non-Residential Policy 1: Encourage well-designed non-residential development in appropriate locations in the area. A. Limit new commercial and office developments to locations noted on the Office/Commercial Concept map. Analysis: This project is consistent with Plan Tucson, the University Area Plan, and the Blenman Vista Neighborhood Plan. The proposed project is for a dog day care in the C-1 zone. PT supports protecting established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. The UAP defers to the relevant neighborhood plans for more specific policies that pertain to specific parcels. The project site is identified as an area dedicated to commercial and office uses on the BVNP’s Office/Commercial Concept Map. A plan amendment is not required. The proposed animal use in the C-1 zone falls under the Unified Development Code (UDC) Article 4, Table 4.8-6, which specifies that an animal service in the C-1 zone requires a Zoning Examiner Special Exception Procedure. The use-specific standards are detailed in UDC Sec. 4.9.3.D.9 through 4.9.3.D.15. These standards include the following: 9. The minimum perimeter yard for buildings, shelters, animal runs, and fenced areas from a property line adjacent to a residential zone is 30 feet. 10. Building shall be constructed so that direct unaccompanied access by animals to outside areas is not allowed. 11. A solid masonry wall or fence six feet in height shall be constructed along the perimeter of all outdoor animal runs. 12. Solid waste shall be removed from outdoor exercise areas every five hours at a minimum during time periods when these areas are in use. 13. Animals must be accompanied by a facility employee or pet owner at all times when outside the building. All walks and exercise periods must take place on facility grounds. 14. Outdoor operations are limited to 6:00 a.m. to 8:00 p.m. 15. The average noise level, measured at the property line, shall not exceed 55 dB (one LDN) when measured on an "A weighted" sound level meter and according to the procedures of the Environmental Protection Agency. The application states relief from use-specific standard 4.9.3.D.9 in regard to the perimeter yard requirement for building to be set back 30 feet from the northern property line adjacent to a residential zone. The basis of the relief is that the project would be the adaptive reuse of an existing vacant building that is set back approximately 14-feet from the northern property line. To the north of the site is single-family residential and an alley way. The alley way is 20-feet wide which provides additional physical separation between the property and the single-family residential use to the north. The use of the alley as a setback as well as the dog play areas being towards the southern part of the building build a reasonable case for relief from use-specific standard 4.9.3.D.9. Other use-specific standards should be met to receive a Zoning Examiner Special Exception. The dog play outside area to the south of the site is taking the place of the existing parking. It is recommended, if possible, to have this area less paved and more landscaped/permeable to reduce the heat island effect. |
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| External Reviewers - Arizona Department of Transportation (ADOT) | REVIEW COMPLETED | Thank you for the opportunity to review this Special Exception. ADOT has no comments. | |||
| External Reviewers - AZ State Land | REVIEW COMPLETED | ||||
| External Reviewers - COT Environmental Services | REVIEW COMPLETED | Environmental Services (ES) has no objections to the proposed DP. The plan must include provisions for both trash and recycle containers/services with enclosure dimensions and detail. Refer to the Technical Standards Manual (TSM), section 8, Solid Waste and Recycle Disposal, Collection and Storage. | |||
| External Reviewers - COT Parks & Recreation | REVIEW COMPLETED | On behalf of Tucson Parks, I have no comments on this rezoning case as it does not impact any of our parks. | |||
| External Reviewers - Davis Monthan AFB | REVIEW COMPLETED | DMAFB planning staff has reviewed this Special Exception and find the proposed use should not negatively impact our mission | |||
| External Reviewers - PC RFCD | REVIEW COMPLETED | The Regional Flood Control District has no objection to this special exception. | |||
| External Reviewers - Pima Association of Governments | REVIEW COMPLETED | No objections/adverse comments. Unclear what the net gain/loss of trips would be for this business, but impact would be small. | |||
| External Reviewers - Pima County Addressing | REVIEW COMPLETED | Pima County Addressing does not have comments onTP-ENT-1222-00008 Dogtopia – Speedway Blvd. | |||
| External Reviewers - Pima County Assessor | REVIEW COMPLETED | No comments. | |||
| External Reviewers - Pima County Development Services | REVIEW COMPLETED | Thank you for the opportunity to review and comment on City of Tucson TP-ENT-1222-00008 Dogtopia – E. Speedway Boulevard, a special exception to allow an animal use in the Commercial (C-1) zone for a dog day care. The project site is located on the north side of E. Speedway Boulevard, about 5000 feet west of Country Club Rd. The site is developed with a commercial use on the site. The site is surrounded by single-family residential to the north and commercial uses to the east, west, and south. Pima County Development Services Department, Planning Division, has no objection to the proposed special exception. Sincerely, Spencer Hickman Senior Planner 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 | 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 special exception is to allow an animal use in the commercial C-1 zone for a dog day care. The project site is developed with a commercial use on the site located on the north side of E. Speedway Blvd west of Country Club Rd. Sewer service is available in the existing 8-inch public sewer within the Speedway Blvd right-of-way. Allocation of capacity for this project will be made by the Type III Capacity Response. The PCRWRD has no objections to the proposed special exception and offers the following wastewater requirements: ***Standard and Special Requirements*** 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 project site 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 project site, 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 project site 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 project site 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 project site, 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 project site. If you wish to discuss the above comments, please contact me at 724-6488. |
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| External Reviewers - Tohono Oodham | REVIEW COMPLETED | ||||
| External Reviewers - Tucson Airport Authority | REVIEW COMPLETED | ||||
| External Reviewers - Tucson Electric Power (TEP) | REVIEW COMPLETED | ||||
| External Reviewers - Tucson Unified School District (TUSD) | REVIEW COMPLETED | ||||
| Fire New Construction | REVIEW COMPLETED | ||||
| 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 | |||
| Real Estate | REVIEW COMPLETED | ||||
| ROW Engineering Review | REVIEW COMPLETED | ||||
| Signs | REVIEW COMPLETED | RE: signage review For: proposed change in use - Dogtopia AT: 2845 E Speedway / C-1 Date: 1/6/23 Reviewer: H. Thrall Signs: UDC 7A The site does not presently have any billboards nor nonconforming pole signs. Note that if the existing monument sign is nonconforming for reasons such as setbacks, that a process can be done to apply for reduced setbacks for code compliance, or the sign can be shortened in height and provided with a base 2' tall running full length under the sign to make it a low-profile sign that allows for reduced setbacks from leading edge of curb. If the sign is less than 20' from the street, contact me. Sign area for a commercial use is at a ratio of 3 square feet of sign area for each linear foot of street frontage, and this location has two street fronts. Note that the outdoor lighting code requires that signs shut off at midnight via timer. It is recommended in this case, as there is a residence diagonal from this location t the north, that signs on the east elevation are shut off by 10 p.m. via timer. I may be reached at Heather.Thrall@tucsonaz.gov if you have any questions. |
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| Site Engineering | REVIEW COMPLETED | TP-ENT-1222-00008 ZE SELU for Dogtopia, dog day care, animal service use in C-1 2845 E SPEEDWAY BL Comments: 1. The proposed business will repurpose an existing structure on a roughly ½ acre lot on the Speedway commercial corridor. 2. The parcel is currently totally covered with impervious surfaces. The planned alteration of the site to create an outdoor exercise yard will not significantly alter stormwater discharges compared to the present condition. 3. The parcel is not within the floodplain. 4. The vehicle access lane parallel to Speedway on the proposed site would require a pedestrian refuge area / sidewalk. 5. Would adding a proposed new entrance with ramp on the west side of the building further narrow the Parking Area Access Lane to the west of the building? Please show vehicle maneuverability on your site plan. Faffs Riederer faffs.riederer@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: DOGTOPIA ACTIVITY NO. TP-ENT-1222-00008 ADDRESS/PARCEL: 2845 E SPEEDWAY BL/123-08-0420 & 123-08-043A CURRENT ZONING: C-1 EXISTING USE: VACANT BUILDING PROPOSED USE: FULL SERVICE DOG DAY CARE/RETAIL TRANSMITTAL DATE: DECEMBER 30, 2022 DUE DATE: JANUARY 6, 2023 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. 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 Landscape/NPPO to assure compliance with the applicable UDC development criteria and Technical Standards. COMMENTS: 1. The existing landscape border on E Speedway does not meet the current code requirement of one (1) tree per every thirty-three (33) linear feet. This will need to be brought to current UDC Code Standards. 2. Maximize rainwater harvesting across the entire site into the landscaped areas, this includes all landscape borders. 3. The use of flush curbs is strongly encouraged adjacent to all landscape borders to help maximize rainwater harvesting across the site. 4. A Commercial Rainwater Harvesting Plan is required per The TSM 4-01.3.0. As part of the re-zoning conditions, the applicant should be able to illustrate how water harvesting will meet 60% of the annual landscape water demand, through the use of treatments like flush curbs and basins in the landscape borders. Adherence to the Low Impact Development Standards outlined in Section 5 of the PCRFCD Design Standards for Stormwater Detention and Retention is required and shall work in conjunction with the Commercial Rainwater Harvesting design. Using Low Impact Development design and water harvesting provides critical basin detention and first flush retention for all new development and impervious area. The newly adopted Detention/Retention Manual can be found: https://webcms.pima.gov/UserFiles/Servers/Server_6/File/Government/Flood%20Control/Rules%20and%20Procedures/Stormwater%20Detention-Retention/dssdr-final-201406-manual.pdf With CoT edits to the manual are found at: https://www.tucsonaz.gov/files/pdsd/codes/Detention_Retention_Manual_Tech_Standards_Amemdments.pdf 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 | ||||
| Sun Tran Review | REVIEW COMPLETED | ||||
| Transportation - Bike/Ped | REVIEW COMPLETED | ||||
| Transportation Landscape Review | REVIEW COMPLETED |