Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Plan Number - TP-PRE-0226-00035
Review Name: PRE-APPLICATION CONFERENCE ENTITLEMENTS REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements * | REVIEW COMPLETED | REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 2/25/2026 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-0226-00035 Hedrick TEP Substation PROJECT ADDRESSES: 2151 E HEDRICK DR, TUCSON AZ 85719 PARCEL NUMBERS: 112-05-0460 EXISTING ZONING: R-1 EXISTING USE: Utilities Distribution PROPOSED ZONING: SPECIAL EXCEPTION LAND USE, UTILITIES DISTRIBUTION EXPANSION – ZONING EXAMINER SPECIAL EXCEPTION PROPOSED USE: UTILITIES DISTRIBUTION PROJECT DESCRIPTION & LOCATION: The applicant requests feedback on a Special Exception Land Use authorizing the expansion of an existing 4kV electric substation from .44 to .88 acres to support the installation of an upgraded 13.8kV substation. APPLICANT NAME: Tucson Electric Power E-MAIL: jenna.reilly@tep.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON, CRAGIN-KEELING AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 1 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN Applicable Plan Policies: Plan Tucson policies encourage the expansion of state-of-the-art and cost-effective technologies for public infrastructure and facilities. The Cragin-Keeling Area Plan indicates the project location is planned for low-density residential, or related uses. Surrounding Zoning and Uses: The site is zoned R-1, and the southern half is occupied by the existing substation. Parcels to the east and west are also zoned R-1, and are single-family residential or preschool use. The parcel north of the site is zoned R-3, and is occupied by a multifamily fhousing complex on Fort Lowell Road. Analysis: Utilities Distribution Land Use is allowed in the R-1 Zone through the Zoning Examiner Special Exception Process, provided all use-specific standards are met. Per a previous determination by the Zoning Administrator (TZ-CMP-1025-00170, 1230 N Alvernon Way), the Zoning Examiner has the authority to place conditions on a special exception land use on a case-by-case basis. Their authority is limited to applying additional reasonable and appropriate conditions intended to mitigate adverse impacts, and would occur at the end of the review process. The Zoning Examiner or Board of Adjustment do not have the authority to delete or vary use-specific standards associated with a special exception land use – a 20-foot setback minimum can be conditioned to require a greater setback, but cannot be varied to allow a smaller or no setback where required. The proposal as presented does not meet the use-specific standards required for the Utilities Distribution use in the R-1 zone, and modifications to the proposal bringing it into conformance with those standards will be required prior to approval. A rezoning to PAD with a base zone of R-1 could set less restrictive dimensional and setback requirements, would not require a plan amendment, but may be subject to certain conditions to ensure project compatibility and mitigate negative effects of development. A neighborhood meeting is required prior to submitting an entitlements application. Visualizations of the substation in its final stage of development would be helpful to include with neighborhood meeting and entitlements application materials. A proposed special exception land use request for Utilities Distribution may also be scheduled by staff for a courtesy review by the Design Review Board as needed. ADDITIONAL PLAN POLICIES TO CONSIDER: None |
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| Fire New Construction * | REVIEW COMPLETED | TP-PRE-0226-00035 • Pre-Application Conference Entitlements Review v1 • 2151 E HEDRICK DR TUCSON, AZ 85719: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review * | REVIEW COMPLETED | ||||
| Site Engineering * | REVIEW COMPLETED | Site Engineering Review TP-PRE-0226-00035 2151 E HEDRICK DR Description: Tucson Electric Power Company (TEP) requests a Special Exception Land Use permit (SELUP) for the Hedrick Substation. The project is located on TEP fee owned parcel, 112-05-0460 within the R-1 residential zone. Total area of the site is approximately .88 acres. The current TEP Hedrick substation takes up approximately .45 acres of the southern portion of the property. This proposal would expand the substation onto the northern half of the property. TEP is proposing a phased project consisting of converting the current 4 kV distribution system to 13.8 kV and installing three new 46kV-13.8kV/4.16kV dual voltage pad-mounted transformers. Site Engineering comments are as follows: 1. A floodplain use permit and hydrology study with encroachment analysis will be required for the proposed development. 2. Engineered flood venting is required for any site wall. 3. Show site visibility triangles for the access on N. Wilson Av. 4. The curb apron will require repair / replacement as necessary. It shall comply with PAG 206 design standard. Engineering Associate: Ryan Insalaco ryan.insalaco@tucsonaz.gov Direct: (520) 837-5351 |
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| Site Landscape * | REVIEW COMPLETED | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: TUCSON ELECTRIC POWER COMPANY (TEP) REQUESTS A SPECIAL EXCEPTION LAND USE PERMIT (SELUP) FOR THE HEDRICK SUBSTATION ACTIVITY NO: TP-PRE-0226-00035 ADDRESS: 2151 E HEDRICK DR ZONING: RESIDENCE ZONE (R-1) LAND USE: SUBSTATION UTILITY SERVICE 02.24.2026 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 THE SITE LANDSCAPE/NPPO REVIEW SECTION TO ENSURE COMPLIANCE WITH THE APPLICABLE CITY OF TUCSON UNIFIED DEVELOPMENT CODE, TECHNICAL STANDARDS MANUAL AND ADMINISTRATIVE MANUAL REQUIREMENTS FOR SITE LANDSCAPE, NATIVE PLANTS AND RAINWATER HARVESTING. SITE LANDSCAPE/NPPO COMMENTS: 1. UDC 7.6.2. APPLICABILITY The provisions of this section apply to the following: A. All new development; and, B. Expansion of existing development, as provided below: 2. Buildings 10,000 Square Feet or Less On sites where the gross floor area of the existing building (s) is 10,000 square feet or less, expansions in square footage of LAND AREA, floor area, lot coverage, or vehicular use area as follows. a. If the expansion is less than 50%, the standards of this section apply only to the proposed expansion. Existing development on the site is subject to the zoning standards in effect at the time the existing development received zoning approval. b. If the expansion is 50% or greater or if expansion as of February 15, 1991, cumulatively result in a 50% or greater expansion in land area, floor area, lot coverage, or vehicle use area, the standards of this section apply to the entire site. *THE EXPANSION APPEARS TO BE 50 PERCENT OR GREATER, REQUIRING FULL SITE LANDSCAPE AND SCREENING CODE COMPLIANCE. 2. Per UDC table 7.6.4-1 this site is considered a Utility Service land use which requires a street landscape border along Wilson and along Hedrick. Street landscape borders along MS&R and Non-MS&R require the landscape border trees and a 6’ screen on the project side of the ROW line. As part of this special exception and as part of the PDP provided, update the plan to state that the frontage along Wilson and Hedrick will receive the required number of trees necessary to meet the landscape and screening requirement per UDC 7.6. All landscape items proposed in the ROW will need to be reviewed and approved by the DTM landscape architect, David Marhefka. Reach out to David during DP submittal for review and approval. david.marhefka@tucsonaz.gov 3. The interior landscape border requirement for utility service land use adjacent to residential zone is a 6-foot masonry wall. 4. 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. 5. A Commercial Rainwater Harvesting plan is required: See Technical Standards Manual 4-01.3.0 RAINWATER HARVESTING PLAN. A Rainwater Harvesting Plan shall be submitted with all applications for commercial developments at which landscaping is required. The Rainwater Harvesting Plan shall consist of two elements: a Site Water Budget and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements requires coordination between project managers, site engineers and landscape architects from the inception of the project. The two elements of the Rainwater Harvesting Plan shall illustrate water harvesting how will meet 50% of annual landscape water demand, as required by the ordinance. 6. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades/percent slopes, spot elevations and curb cut inlet and outlet locations. 7. Maximize rainwater harvesting across the site into all landscape areas, including the street landscape borders and planting islands for the required trees in the parking area. 8. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0. Or see City of Tucson Ordinance 10597 -- Sec. 6-182. Rainwater Harvesting Plan: Number 3 (a) A separate water meter connected to the main water supply; or (b) An irrigation sub-meter. 9. **If it is determined that any of the above provided site landscape standards cannot be met due to the nature of the development, then a Design Development Option (DDO) may be an option to gain partial relief from some landscape requirements, see UDC 3.11.1.B.3 for landscape and screening modifications allowed. A Board of Adjustment Variance to the UDC site landscape requirements is also a viable alternative. Please reach out to Mark Castro or Georgia Pennington with PDSD for more information on the DDO and Variance process. Mark.Castro@tucsonaz.gov – Georgia.Pennington@tucsonaz.gov Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning * | REVIEW COMPLETED | CDRC Entitlements Pre-Application Transmittal PDSD Zoning Review FROM: Loran Shamis; Principal Planner PROJECT: TP-PRE-0226-00035 Address: 2151 E HEDRICK DR Parcel(s): 112050460 Existing Zoning: R-1 Proposed Zoning: R-1 Existing Use: Vacant Proposed Use: Utilities – Distribution System TRANSMITTAL DATE: February 25, 2026 COMMENTS: 1. COMMENT: A Development Package that meets the requirements of Administrative Manual 2-06 for formal submittal. 2. COMMENT: The site is zoned R-1 and the proposed use is Utilities – Distribution System, which is permitted through the Zoning Examiner Special Exception Procedure, Section 3.4.3, subject to use specific standards 4.9.11.A.1, .2, .5, .8, .9, .11, .12 (UDC Table 4.8-2). 3. COMMENT: Per UDC 4.9.11.A.1, the setback of the facility, including walls or equipment, shall be 20 feet from any adjacent residential zone. 4. COMMENT: Per UDC 4.9.11.A.2, where a facility is not enclosed within a building, the surrounding screen shall be used as the building wall for the purposes of setbacks. 5. COMMENT: Per UDC 4.9.11.A.8, any building housing such facility shall be in keeping with the character of the zone in which is located. The Design Review Board (DRB) shall review all applications and make recommendations to the Zoning Examiner. The DRB shall review architectural style, building elevation, materials on exterior facades, color schemes, new mechanical equipment locations, lighting of outdoor areas window locations and types, screening, landscaping, vehicle use areas, and other contributing design features. 6. COMMENT: Per UDC 4.9.11.A.9, the use shall be located wholly within an enclosed building or within an area enclosed on all sides with a masonry wall or compact evergreen hedge, not less than six feet, not more than ten feet in height. 7. COMMENT: Per UDC 4.9.11.A.11, the use shall be limited to water pumping and storage facilities, telephone exchanges, and power substations with an input voltage of no greater than 138 kilovolts. 8. COMMENT: 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 Loran.Shamis@tucsonaz.gov. |
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| Traffic Engineering Review * | REVIEW COMPLETED | No comments | |||
| TW New Area Development * | REVIEW COMPLETED | Based on the information provided, Tucson Water has no objections to the proposed development. The parcel currently has one existing irrigation meter. The service is connected to an 8-inch cement asbestos water main (A Zone) located on the east of the parcel (N Wilson Av). Water pressure in this area is 44-51 PSI at an elevation of 2390 ft. Water pressure can vary by an additional 5 psi +/-. If any new domestic water, irrigation water, or fire water services are needed to serve this proposed development, please contact Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov. The above comments are based on the limited preliminary information provided by the applicant and should not be construed as a complete review of the proposal. Any questions, comments or concerns about these comments may be directed to Kathryn Gerber (Engineering Manager) at Kathryn.Gerber@tucsonaz.gov. |