Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0124-00021
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements | REVIEW COMPLETED | DATE: 2/7/2024 REVIEWED BY: Gabriel Sleighter, Planner CASE NUMBER: TP-PRE-0124-00021, TEP Substation Expansion PROJECT ADDRESSES: 1230 N ALVERNON WAY PARCEL NUMBERS: 122-13-065C, 122-13-0660 EXISTING ZONING: C-1, R-1 EXISTING USE: Utilities Distribution, Vacant PROPOSED USE: Expansion of existing substation PROJECT DESCRIPTION & LOCATION: The applicant has submitted a presubmittal request for special exception procedure for a Zoning Examiner Special Exception to expand an existing TEP substation on Alvernon Way across the parcel to the east, facing Mabel Street. The development site is addressed 1230 N Alvernon Way, at the intersection of Alvernon Way and Mabel Road. APPLICANT NAME: CHRIS ORTIZ Y PINO, TUCSON ELECTRIC POWER E-MAIL: CHRISTOPHER.ORTIZYPINO@TEP.COM PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON, ARROYO CHICO AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 1 NO 0 TO BE CONFIRMED LATER NOTE: THE NORTHSIDE PLAN DOES NOT SUPPORT THE 3 STORIES ON THE NORTHERN PARCELS PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN Applicable Plan Policies: Plan Tucson Policy direction in Plan Tucson encourages the improvement of the appearance of above-ground utilities and structures and require development to support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. Policies also call to prioritize, invest in, and maintain public infrastructure, including expanding the use of state-of-art, cost-effective technologies, and services for public infrastructure and facilities. Grant-Alvernon Area Plan The goal of the Arroyo Chico Area Plan is to guide future development while protecting and enhancing existing neighborhoods. The Arroyo Chico Area Plan contains no specific policies guiding utilities, however the Plan provides guidance for ensuring a compatibility of public uses and properties with surrounding development. The Grant-Alvernon Area Plan contains multiple design guidelines relating to development of non-residential uses within existing neighborhoods. These policies include developments that are complementary to the existing scale, character, and identity of existing neighborhoods. They support development sensitive to surrounding uses using design, location, landscaping, screening, etc. Plan policy restricts primary access for non-residential uses to arterial streets, or on collector streets within 300 feet of an arterial roadway. Surrounding Zoning and Land Uses: The west parcel on the project site is zoned C-1 and is currently a TEP substation. The second parcel, currently vacant, is zoned R-1 and is directly adjacent to a duplex managed by Housing and Community Development as affordable housing. Uses north and south of the existing substation are commercial and face Alvernon Way to the west. Analysis: A Utilities Distribution land use in an R-1 requires a Zoning Examiner Special Exception Procedure (UDC 3.4.3) prior to issuance of a development package and building permit, and development must comply with use-specific-standards 4.9.11.A.1, .2, .5, .8, .9, .11, and .12. The substation expansion as depicted on the preliminary development plan does not meet the guidelines established by the Grant-Alvernon Area Plan and does not comply with above use-specific standards. The site is directly abutting a residential land use and proposes locating a 12-foot wall directly against the back-yard areas of the duplex to the east. No setbacks or landscaped buffers are provided to soften the impact. Staff understands the need for enhanced energy infrastructure as we collectively move towards a more electrified and renewables-based energy economy, and that this need may come into conflict with existing neighborhoods and land use codes. This can be mitigated with design that is considerate of existing neighborhoods, and works to fulfill plan goals as well as possible. Plan support is contingent upon: • Maintaining setbacks and buffers from existing residential development. The impact of a 12-foot wall directly adjacent to a tenant yard and household energy use must be considered. • Primary access to major streets should be prioritized. • Per the Area Plan, walls greater than 75 feet in length should be broken up or otherwise designed to soften their appearance and impact on the pedestrian environment. • Where use-specific standards cannot practically be met, these should be offset with additional concessions to design and public space. Sidewalk improvements, landscaping, semi-public spaces and amenities can all enhance the compatibility of utility distribution uses within a residential neighborhood. As an example, the existing TEP substation at 2645 N Sparkman Blvd has several of the recommended design features which limit negative impacts to the surrounding residential uses. While space constraints at the project location do limit the ability to make design changes to the same extent as the Sparkman location, the design should as much as possible be considerate to the existing neighborhood. Staff support will be contingent on a revised project proposal. A plan amendment is not required. ADDITIONAL NOTES: |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0124-00021 • Pre-Application Conference Review v1 • 1230 N ALVERNON WY TUCSON, AZ 85712: Based on the information requested, TFD has no comments at this time. Please reach out if you have any questions. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Site Engineering | REVIEW COMPLETED | Site engineering has no comments or concerns about the proposed special exception. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | ACTIVITY#: TD-PRE-0124-00021 PROJECT: N ALVERNON SUBSTATION ADDRESS/PARCEL: 1230 N ALVERNON WY/122-13-0660 ZONING: R-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. If trees have to be removed from the property line to the east, please replace at a 2:1 ratio on Mabel St. If trees have to be trimmed, they must be trimmed by a qualified arborist. 2. As part of the expansion of the site, please add appropriate shade trees to N Alvernon, one (1) tree to every thirty three (33) feet. This site is showing as part of a shade tree deficit. 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 | Special Exception Pre-Submittal Transmittal FROM: Nicholas Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting T22PRE0049 Address: 1230 N ALVERNON WY Parcel(s): 12213065C, 122130660 Existing Zoning: C-1, R-2 Existing Use: Utilities-Distribution Center TRANSMITTAL DATE: February 6, 2024 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package and 3.4.3. ZONING EXAMINER SPECIAL EXCEPTION PROCEDURE. 2. Proposed use and use-specific standards: Utilities Distribution System in the R-2 Zone (4.9.11.A.1, .2, .5, .8, .9, .11, .12); Utilities Distribution System in the C-1 Zone (4.9.11.A.1, .5, & .9). The use for both parcels is subject to the Zoning Examiner Special Exception Procedure found in article UDC 3.4.3: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-1048#JD_UDCSec.3.4.3 3. Development standards (TABLE 6.3-2.A, TABLE 6.3-4.A): a. C-1: 30’ Building Maximum; (min.) = 20,000 sf, Lot Coverage (max.) = 60%, Nonres Use adjacent to Res Zone (min.) = 10' or ¾(H) Nonres Use adjacent to Nonres Zone (min.) = (H) b. R-2: 25’ Building Height Maximum; (max.) = N/A, Perimeter Yard (min.) (facility, walls, and equipment) = 20' from any adjacent residential zone c. The expansion of the operation in the C-1 zone does not appear to meet the minimum lot size per TABLE 6.3-4. B: EXCEPTIONS. 4. Applicable street setbacks (UDC 6.4.5.C): a. Alvernon is a Major Street. For nonresidential and multifamily development abutting an Arterial or Collector Street the minimum required street perimeter yard is ten feet, as measured from the existing or future property line as determined by the adopted Major Streets and Routes Plan, whichever is greater. b. Mable is a local street. For nonresidential and multifamily development abutting a Local Street: the minimum required street perimeter yard is 20 feet, as measured from the street property line. 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. Additional comments: a. A board of adjustment variance is required for the expansion of the lot, as it does not meet the minimum lot size requirements. 8. 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 | No comments from DTM Traffic Engineering division. |