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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0123-00069
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
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| Entitlements | REVIEW COMPLETED | DATE: 1/31/2023 REVIEWED BY: Lena Porell, Lead Planner CASE NUMBER: TP-PRE-0123-00069 Circle K – 22nd and Houghton, Ward 4 PROJECT ADDRESSES: 1201 S Houghton Rd PARCEL NUMBERS: 136092420 EXISTING ZONING: COMMERCIAL C-1 EXISTING USE: Vacant PROPOSED ZONING: COMMERCIAL C-1 PROPOSED USE: General Merchandise Sales (Circle K) PROJECT DESCRIPTION & LOCATION: The approximately 1.19-acre site is located on the southwest corner of Houghton Road and 22nd Street. The site is currently vacant. The applicant seeks to a Circle K development that will include the construction of a new 3,962 SF convenience store with a 4,484 SF fuel canopy with seven fuel pumps and a 4,489 SF tunnel car wash. This site was the location of a rezoning, case C9-07-18 which changed the zoning from SR Suburban Ranch to C-1 Commercial. The proposed Preliminary Development Plan (PDP) for the Circle K shows a different site layout and use than what was shown on the Preliminary Development Plan was approved with case C9-07-18. PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND RINCON/SOUTHEAST SUBREGIONAL PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES X NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO X WILL DEPEND ON DESIGN Applicable Plan Policies: Plan Tucson contains a variety of elements that are categories 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 Future Growth Scenario Map illustrates different building blocks within the city that have specific policies to promote future growth opportunities. The proposed development lies within the Existing Neighborhoods with Greater Infill Potential Building Block of the Future Growth Scenario Map. Neighborhoods with greater infill potential are residential neighborhoods and commercial districts for which there is potential for new development and redevelopment in the next several decades. In some areas, entire new neighborhoods may be built. These neighborhoods are characterized by an urban scale that allows for more personal interaction, while providing safe and convenient access for all ages and abilities to goods and services needed in daily life. These neighborhoods include a mix of such uses as a variety of housing types, grocery stores and other retail and services, public schools, parks and recreational facilities, and multi-modal transportation choices. Relevant polices from Plan Tucson include: LT28.2.4 Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. LT28.2.8 Consider the expansion of commercial areas into adjoining residential areas when logical boundaries, such as existing streets or drainage ways, can be established and adjacent residential property can be appropriately screened and buffered. LT28.2.12 Support environmentally sensitive design that protects the integrity of existing neighborhoods, complement adjacent land uses, and enhances the overall function and visual quality of the street, adjacent properties, and the community. The Rincon/Southeast Subregional Plan (RSSP) covers this site and is part of Map Detail #2, 22nd St/Houghton. The map detail labels this site as Neighborhood Activity Center (NAC). This designation allows low-density, mixed-use areas that are designed to provide convenience goods and services within or near suburban residential neighborhoods for day-to-day living needs. The center provides commercial services that do not attract vehicle trips from outside the immediate service area. Surrounding Zoning and Land Uses: Surrounding zoning is C-1 to the south and is vacant, C-1 to the east and is vacant, C-1 to the west and is vacant, and PAD-32 to the north that is currently vacant but rezoned for a shopping center development area. Analysis: The applicant is proposing a Major Change in PDP on a 1.19-acre site that was rezoned from SR to C-1 (C9-07-18). The existing use is vacant. The applicant is proposing a Circle K development that will include the construction of a new 3,962 SF convenience store with a 4,484 SF fuel canopy with seven fuel pumps and a 4,489 SF tunnel car wash. The proposed building height is 21.6-feet. Plan Tucson supports infill projects that reflect sensitivity to the site and neighborhood conditions. The proposed project and use are compatible with the uses for 22nd Street and Houghton Road, two major arterial streets according to the City of Tucson’s Major Streets & Routes. The Rincon/Southeast Subregional Plan (RSSP) covers this site and is part of Map Detail #2, 22nd St/Houghton. The map detail labels this site as Neighborhood Activity Center (NAC). This designation allows low-density, mixed-use areas that are designed to provide convenience goods and services within or near suburban residential neighborhoods for day-to-day living needs. A Circle K convenience store with fueling stations and a car wash fit this designation. The proposed Major Change is consistent with both Plan Tucson and Rincon/Southeast Subregional Plan. A plan amendment is not needed. The proposed use and plan will require a Major Change in Conditions of Approval and Completion of Conditions. According to the Unified Development Code Section 3.5.4.a.1., a Major Change is defined as (a) a change in the density or increase in non-residential floor area condition, (b) design condition, (c) use condition, and/or (d) a change in a preliminary site plan when the building area is substantially reconfigured such that traffic is generated by the new layout will increase 10% or greater over the previous layouts proposed traffic generation. The previous PDP that was approved for the rezoning case on the site, C9-07-18, showed the use being a bank with a drive-through totally 5,500-SF. This proposed PDP shows a Circle K development that will include the construction of a new 3,962 SF convenience store with a 4,484 SF fuel canopy with seven fuel pumps and a 4,489 SF tunnel car wash. The proposed PDP fits the requirements for a Major Change. A request for a major amendment to the conditions of approval or the approved preliminary site plan requires Mayor and Council approval after a public hearing. |
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| Fire New Construction | REVIEW COMPLETED | 2 Fire hydrants shall be within 400' of the building for all buildings and or fire sprinklers installed or add a new fire hydrant for better coverage. Questions: Jennifer Peel-Davis Tucson Fire Department Fire Plans Examiner Fire Inspector I, II and Fire Alarm Plans Examiner Jennifer.Peel-Davis@Tucsonaz.gov Desk: 520-837-7033 |
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| Site Engineering | REVIEW COMPLETED | TP-PRE-0123-00069 – Change of use for Circle K SEC 22nd Street & Houghton Road 1201 S HOUGHTON RD Comments: 1. The map on the included project narrative appears to show the wrong project boundary. Please clarify. 2. This project will require a lot combination. 3. As a condition of a previous rezoning (C9-07-18), a complete Drainage Report is required along with extra drainage requirements. 4. Este Wash, a regulatory wash with a Q100 of 1106 cfs, runs from east to west in the parcel south of the three parcels where the development is planned. 5. All areas within the 100 year floodplain are Environmental Resource Zones. The floodplain is delineated on the previously approved DP. DP17-0110. 6. An Environmental Resource Report will be required to comply with the requirements of the Environmental Resource Zone. (This can be completed at DP review.) 7. Water harvesting must be maximized. Lower impact development guidelines from the retention/detention manual shall be followed to the maximum extent possible. (Tucson Low Impact Development Manual https://www.tucsonaz.gov/files/water/docs/LID-GI-manual.pdf) 8. Additional stormwater retention and detention may be required. 9. Compliance with all rezoning conditions is required, including but not limited to those mentioned in these comments. 10. Please include a narrative explaining how each condition of the previous rezoning is being met. Faffs Riederer faffs.riederer@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: CIRCLE K AT 22ND & HOUGHTON RD ACTIVITY NO. TP-PRE-1122-000669 ADDRESS/PARCEL: 1201 S HOUGHTON RD/136-09-2420 & 136-09-2430 ZONING: C-1 CURRENT USE: VACANT PARCEL PROPOSED USE: GAS STATION/CAR WASH 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. This plan has also been reviewed for the conditions laid out in C9-07-18 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. Include a narrative outlining how the rezoning conditions are being met with all DPs associated with this project. 2. There must be a NPPO. An NPPO is required per UDC 7.7.3-B. The NPPO is intended to encourage preservation in place of healthy native plants through sensitive site design that minimizes the disruption of areas within the site containing plants while allowing for salvage and transplantation of plants on the site that are likely to survive. A Native Plant Preservation Plan, Section 7.7.4, is required to be submitted or approved or a request for an exception from the Native Plant Preservation requirements approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Admin. Manual Section 2-11.0.0 prior to Grading Plan approval. Maximize the number of transplant on site vegetation to the extent possible. 3. A landscape plan is required per 7.6.2.B.1-b. The Unified Development Code (UDC) requires all new development or an expansion of greater than 25% of an existing development to submit a landscape plan, UDC 7.6.2. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 4. Ensure the required number of trees is in all vehicular parking areas (1 tree: 4 parking spaces) per UDC 7.6.4.B.1. Trees are to be distributed evenly throughout the parking area, UDC 7.6.4.1.B.1, UDC Technical Standards Manual 5-01-.3.2 and UDC 7.6.4.B.1.a. 5. There will need to be a street landscape border on S Houghton Rd,E 22nd St, as well as an interior landscape border along the east side of the property line per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 6. Per the rezoning conditions outline in C9-07-18, there will need to also be two (2) or three(3) additional trees shall be placed within the northern portion of the buffer yard along the eastern property line to further screen the adjacent residential property. Landscape/NPPO would like to see trees planted on the east side interior buffer at a minimum of twenty-five (25) feet on center. 7. Per C9-07-18 the owner/developer shall coordinate with property owner(s) to the east on the development of a new screen wall. The new screen wall may replace portions of the existing walls. The owner/developer shall finance and construct the new wall, six feet in height, and removing any existing walls that are to be replaces, as agreed to by the owner/developer and the adjacent property owners to the east. the exterior of the new wall shall be finished with a stucco surface, painted to match the existing residential architecture as agreed to by the owner/developer and the adjacent property owner to the eat. Drain holes at the base of walls shall be provided to allow water flow. 8. Per C9-07-18 all walls visible from a public right-of-way and or/adjacent to existing residential development are to be graffiti-resistant and incorporate one (1) or more visually appealing design treatments, such as the use of two (2) or more decorative materials like stucco, tile, stone, or brick; a visually interesting design on the wall surface; varied wall alignment, (jog, curve, notch, setback, etc), and/or trees and shrubs in voids created by the wall variations. 9. Per C9-07-18, six (6) inch wide fence block or greater shall be used for perimeter walls. 10. Per C9-07-18, all dumpsters and loading zones shall be located at least fifty (50) feet from any residential property line. All dumpsters shall be screened with walls and vegetation. 11. Per C9-07-18, when security barriers are required, vegetation shall be used as screening and/or security barrier for a minimum of ten (10) percent of the basin perimeter. That is, please ensure all retention/detention basins are landscaped. 12. Per C9-07-18, before any grading or ground modification takes place, an archaeological assessment and survey shall be performed by a qualified archaeologist. 13. See Engineering notes for Retention/Detention. 14. If underground retention/detention is being proposed for the site, all underground storage must have the city engineer’s approval prior to the submittal of any and all development packages (DPs). Contact Loren Makus (loren.makus@tucsonaz.gov) or Stephen Blood (stephen.blood@tucsonaz.gov) for this approval. 15. All landscape plans shall incorporate water conserving design as defined in UDC Section 7.6.6, Use of Water, and as described in the Technical Standards Manual 5.01-5.11. 16. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. Indicate spot elevations on all landscape plans notating the rainwater harvesting basins. 17. Maximize the rainwater harvesting across the site into the landscape areas, including but not limited to the street landscape borders as well as the tree wells for the required trees for the parking lot. One way to maximize rainwater harvesting across the site would be flush curbs & parking blocks in the vehicular use areas instead of using curb cuts. 18. 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. 19. Water harvesting areas shall also be protected from fueling and gas tank watershed areas. The drainage report shall clearly address this issue and provide proper recommendations as to the appropriate locations for water harvesting. This also includes any run off from the proposed carwash on the east side of the property. 20. 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 | Rezoning Pre-Submittal Transmittal FROM: Nick Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-0123-00069 Address: 1201 S HOUGHTON RD Parcel(s): 136092420 Existing Zoning: C-1 Proposed Zoning: C-1 Existing Use: Vacant Proposed Use: Retail-General Merchandise Sales/Commercial-Automotive Service and Repair: Automotive Washing TRANSMITTAL DATE: 1/31/2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: Automotive: 4.9.4.F.2, .3, .4, & .5 and 4.9.13.O General Merchandise: 4.9.9.B.3 and 4.9.13.O 3. Development standards: 30 ft building height Perimeter yard setbacks: Adjacent to C-1=0 Interior Setback. 4. Applicable street setbacks: Houghton and 22nd Streets are both Major Streets, and subject to 6.4.5.C of the UDC. A 21’ setback, measured from the back of the existing and future curb is required. 5. Parking requirements: See UDC Article 7.4.4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 6. Bike parking requirements: See UDC Article 7.4.8 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 7. Landscape requirements can be discussed further with Anne Warner at Anne.Warner@tucsonaz.gov 8. Additional comments: a. Ensure the general notes of the tentative plat (DP17-0110) are not in conflict with this proposed development. b. Ensure the rezoning conditions (C9-07-18) are adhered to. 1. There are several conditions that must be met. They can be found on Property Research Online: https://pro.tucsonaz.gov/parcel_search/136092420 9. 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 Zoning to assure compliance with the applicable UDC development criteria and Technical Standards. If you have any questions please contact me at nicholas.martell@tucsonaz.gov. |
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| Traffic Engineering Review | REVIEW COMPLETED | TP-PRE-1222-00069 1201 S. Houghton Rd. Comments: 1. A Traffic Impact (TIA) Study is required for this development. 2. A PIA is going to be required for this project. https://www.tucsonaz.gov/tdot/private-improvement-agreement Contact TDOT Engineering for information. DOT-Engineering-Review-Section@tucsonaz.gov Or call. 520-791-5100 Jesus Villezcas David Stiffey DTM Project Coordinator David.Stiffey@tucsonaz.gov |