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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0223-00119
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: 3/28/2023 REVIEWED BY: Lena Porell, Lead Planner CASE NUMBER: TP-PRE-0223-00119 Major Change, La Estancia PAD - Kolb Road PROJECT ADDRESSES: 6930 E Camino Boleadoras PARCEL NUMBERS: 141366950 EXISTING ZONING: PAD-7 (La Estancia) – Neighborhood Commercial EXISTING USE: Vacant PROPOSED ZONING: N/A PROPOSED USE: 243 single-story casita village, gas station and drive thru restaurant. PROJECT DESCRIPTION & LOCATION: The applicant is proposing a 243 single-story casita village with 1-, 2-, and 3 Bedroom layout plans, gas station with 5,000 SF convenience store and a 14-pump canopy, and a 5,000 SF drive thru restaurant. The site is located at 6930 E Camino Boleadoras, at the southwest corner of E Camino Boleadoras and Kolb Road and is within the La Estancia PAD. The site is designated as “Neighborhood Commercial.” The applicant is proposing a major amendment to the La Estancia Planned Area Development to reduce the required setbacks between differing land uses. APPLICANT NAME: Garrett Aldrete & Lexy Wellot E-MAIL: galdrete@azplanningcenter.com; lwellott@azplanningcenter.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON, 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 (PT) 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 Business Centers building block of the Future Growth Scenario Map. Business centers are major commercial or employment districts that act as major drivers of Tucson’s economy. These centers generally contain corporate or multiple-use office, industrial, or retail uses. Relevant policies include: LT28.4.4 Support a mix of commercial, residential, office, governmental, and other service activities at all major employment centers. LT28.4.6 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. LT28.4.7 Support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. LT28.4.8 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. LT28.4.9 Consider residential development with densities that complement the size and intensity of the center or node, while providing transitions to lower density residential uses. For example, high-and medium-density development can support and reinvigorate regional activity centers, while appropriate medium- and low-density infill can complement the scale and character of neighborhood activity nodes. The Rincon/Southeast Subregional Plan (RSSP) was developed to establish future land use and development direction for areas that are adjacent to the City and had potential for future City annexation. The site is within the RSSP’s Map Detail #9 – Wilmot/I-10. The map detail shows the site being within the ‘Multifunctional Corridor” planned land use areas. Multifunctional Corridors are designated areas for the integrated development of complementary uses along major transportation corridors – which includes residential and commercials uses. Surrounding Zoning and Land Uses: Surrounding zoning is PAD-7 to the north, and west with residential and vacant uses and I-2 (Heavy Industrial) to the east and south with industrial uses. Analysis: The applicant is proposing a 243 single-story casita village with 1-, 2-, and 3 Bedroom layout plans, gas station with 5,000 SF convenience store and a 14-pump canopy, and a 5,000 SF drive thru restaurant. The site is located at 6930 E Camino Boleadoras, at the southwest corner of E Camino Boleadoras and Kolb Road and is within the La Estancia PAD. The site is within Development Area 18 as “Neighborhood Commercial.” The applicant is proposing a major amendment to the La Estancia Planned Area Development to reduce the required setbacks between differing land uses. The applicant is proposing a residential use in Development Area 18 which is next to an I-2 (Heavy Industrial) Zone. Per the La Estancia PAD, Land Use Designations 4. High Density Residential (HDR) c) Residential Development Standards 4. States: No residential development will be permitted within 280 feet of any adjacent I-2 zone or use. Plan Tucson supports a mix of commercial, residential, office, governmental, and other service activities at all major employment centers and supports 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. The Rincon/Southeast Subregional Plan shows the site as a multifunctional corridor which are areas designated for integrated development of complementary uses along major transportation corridors. The request for the development standard, no residential development will be permitted within 280 feet of any adjacent I-2 zone or use., is a major change to the La Estancia PAD. Applicant will have to include additional buffering along the property line that is adjacent to the I-2 (Heavy Industrial) zone / Industrial uses. Buffering should include additional landscaping, including trees, as well as a masonry wall to ensure that there is proper separation between the residential and industrial uses. The preliminary concept for the site shows a 10-foot landscape buffer around the east and south perimeters of the site. The preliminary concept for the site shows that the site’s property line is approximately 65-feet to nearest building in the adjacent I-2 site. According to UDC 6.3.3.I: For the purposes of determining the applicable perimeter yard standard, the following are considered residential zones: OS, IR, RH, SR, SH, RX-1, RX-2, R-1, R-2, R-3, MH-1, MH-2, MU, PAD, and PCD. According to UDC 6.3-5.A: Dimensional Standards for the P-I, I-1, and I-2 zones, the perimeter yard setback for a nonresidential use next to a residential zone is 2 times the height of the building wall. A plan amendment is not needed from Plan Tucson nor Rincon/Southeast Subregional Plan. A major change to the La Estancia PAD is required. Materials included with application submission should include: design compatibility report and preliminary development plan. Throughout the major change process, the applicant should demonstrate compliance with all the La Estancia PAD Objectives as well as specifically, #4: Utilize state of the art building techniques and design to conserve energy, water and non-renewable resources. |
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| Fire New Construction | REVIEW COMPLETED | Section D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Section D106 shall be met, all buildings will require fire sprinklers and two access points Hydrants shall be installed Gas station and restaurant might require fire sprinklers 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 | Project: TP-PRE-0223-00119 Address: 6930 E Camino Boleadoras Comments: 1. Site Engineering has no objections to the proposed PAD amendment Josh Garcia joshua.garcia@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: CASITAS @ LA ESTANCIA ACTIVITY NO. TP-PRE-0123-00085 ADDRESS/PARCEL: 6930 E CAMINO BOLEADORAS/141-36-6950 ZONING: PAD-7 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. There was a previous NPPO that was approved on 5/28/2014. Please show that there are currently no plants of significance on the site with the required NPPO Waiver. 2. 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. 3. There will need to be a street landscape border on S Kolb Rd & Camino El Coco per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 4. There will need to be an interior landscape border on the southern portion of the site per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. PAD-7 REQUIREMENTS a. See page 21 of the PAD for the eastern portion of Boleadoras street cross-section, in particular the landscape and sidewalk notes. b. See #3 and #4 under D. Landscape Plan for primary and secondary streetscape design c. See #5 under D. Landscape Plan for Neighborhood Residential Streets, please address on how the minimum of one tree in the front yard of each residential lot will be required. d. Please include a revised set of residential landscape guidelines specific to this section of the PAD that addresses front yard residential landscape requirements, required street trees, front yard plant coverage, the prohibition of any and all ornamental turf in both front and back yard landscaping, and a revised front yard approved plant list that addresses the nature of this revision to the PAD requirements. 6. See Engineering notes for Retention/Detention. 7. All landscape plans for common areas 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. 8. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. Landscape plan should have spot elevations in the detention/retention areas as well as in all water harvesting areas in the Landscape Plan. 9. Maximize the rainwater harvesting across the site into the landscape areas, including but not limited to the street landscape borders 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 Address: 6930 E CAMINO BOLEADORAS Parcel(s): 141366950 Existing Zoning: PAD-7 Proposed Zoning: PAD-7 Existing Use: Vacant Proposed Use: Residential-Multifamily, Retail-Food and Beverage Sales, Commercial-Food Service TRANSMITTAL DATE: March 28, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. The project is in the Neighborhood Commercial Zone of PAD-7, Block 18. 3. Uses in the C-1 zone are typically allowed in the Commercial Development Zone. Food service and Food and beverage sales are both allowed in the zone. 4. Residential development standards are in accordance with those standards in HDR (Development Areas 10-12) 5. The residential component of this project is subject to a 280’ setback from any adjacent I-2 zone or use. 6. Development standards: 48’ Building Height Maximum for Residential Projects a. Maximum total building coverage: 80% b. Provide transitions to adjacent residential uses by demonstrating compliance with Section I.5.a Mixed Use Opportunities and Use Transitions, in the Design Guidelines Manual 7. Perimeter yard setbacks: a. Building Setback from Public Streets: a distance equal to 60 percent of building height, but not less than 20 feet. If alley loaded, minimum setback may be 1 foot to dwelling wall and 3 feet to garage door. 8. Parking requirements: See UDC Article 7.4.4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 a. Required parking may be reduced up to 15% of the number of spaces required by the Unified Development Code (UDC) if the applicant demonstrates substantial compliance with the La Estancia Design Guidelines, or through an Individual Parking Plan. 9. Bike parking requirements: See UDC Article 7.4.8 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 10. 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-0223-00119 6930 E. Camino Boleadoras Comments: 1. A Traffic Impact Analysis will be required for this project. 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 |