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Plan Review Detail

Plan Number: TP-PRE-0323-00132
Parcel: 13628006L

Address:
4555 S KOLB RD

Review Status: Approved

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0323-00132
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: 3/17/23
REVIEWED BY: Gabriel Sleighter, Planner
CASE NUMBER: TP-PRE-0323-00132
PROJECT ADDRESSES: 4555 S Kolb Rd
PARCEL NUMBERS: 136-280-02A, 136-280-06L
EXISTING ZONING: SR
PROPOSED ZONING: C-2
PROPOSED USE: Retail, Personal Storage
PROJECT DESCRIPTION & LOCATION:
This is a request to rezone a vacant 17.6-acre site from SR Suburban Ranch to C-2 Commercial, to create a commercial/retail development that includes retail pads, automobile service stations/car wash/auto repair, and an RV storage yard. The parcel is located at the northeast corner of S Kolb Rd and E Irvington Rd, in Ward 4. Kolb Rd is a designated Arterial Gateway route, with a width of 150 feet. The preliminary development plan proposes commercial strip-style development along the entire parcel facing Kolb Road with 10 acres of RV storage behind the commercial strip, up to Kinnison Wash, which runs north along the eastern boundary of the site.
The current SR zoning does not allow any of the proposed uses shown on the development plan. The request to rezone this area to C-2 would permit the uses proposed. Land use policy direction for this site is provided by Plan Tucson and the South Pantano Area Plan, Subarea 1. The site is partially located within the Noise Control Districts NCD-A and NCD-B due to its proximity to Davis Monthan Air Force Base. The proposed uses are unaffected by the restrictions of these overlay areas.
APPLICANT NAME: Charles Quiroz
PHONE: 520-245-5278 E-MAIL charlie@mhcircuit.com
Plan Amendment
YES NO TO BE CONFIRMED LATER
PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW):
YES NO WILL DEPEND ON DESIGN
DESIGN COMPATIBILITY + COMMUNITY INPUT ENVIRONMENTAL RESOURCE REPORT
PLANNING & DEVELOPMENT SERVICES DEPARTMENT
Rezoning – Planning & Development Services Presubmittal Review Page 2 of 5
TP-PRE-0323-00132 – 4555 S Kolb Rd (Ward 4)
PLAN DIRECTION
ADOPTED PLAN(S): Plan Tucson, the South Pantano Area Plan, Subarea 1, and the Groves Neighborhood Plan
PLAN AMENDMENT NOT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW)
APPLICABLE PLAN POLICIES:
Plan Tucson
The site lies within the Existing Neighborhoods building block in the Future Growth Scenario Map in Plan Tucson. Existing Neighborhoods are primarily developed and largely built-out residential neighborhoods and commercial districts in which minimal new development and redevelopment is expected in the next several decades. 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.
Plan Tucson also provides the following policies related to the proposed rezoning:
LT9 Locate housing, employment, retail, and services in proximity to each other to allow easy access between uses and reduce dependence on the car.
LT.28.2.4 Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues.
LT28.2.12 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.
South Pantano Area Plan
The site is within the boundaries of the South Pantano Area Plan, Subarea 1. The goal of the Plan is to provide guidelines for proposed development, protect existing development, and to create a sense of community within established neighborhoods.
The Plan’s goals are supported by the following applicable commercial goals and policies:
• Commercially zoned land in the South Pantano Area is located along major streets. The majority of the intersections north of Escalante Road are zoned for commercial use. To avoid an imbalance and to ensure the availability of this type of land, requests to rezone properties for commercial use will be reviewed on a case-by-case basis with regard to best serving the needs of area residents. Vacant, commercially zoned property is further addressed in Subareas 3, 4, and 5.
Commercial Sub-goal:
• Provide for the commercial needs of the area.
Commercial Policies –
1. Promote commercial developments at appropriate locations in the area. Implementation Techniques:
A. Locate commercial uses at the intersection of major streets. Regional, community, and neighborhood level commercial uses should be located at the intersection of arterial streets. Neighborhood and
Rezoning – Planning & Development Services Presubmittal Review Page 3 of 5
TP-PRE-0323-00132 – 4555 S Kolb Rd (Ward 4)
community level commercial uses may also be appropriate at the intersection of arterial and collector streets, if carefully integrated with surrounding uses.
B. Require appropriate design elements (fences, walls, vegetation, etc.) during the rezoning and development review process when locating commercial uses in proximity to established neighborhoods.
C. Rezoning to commercial uses should be based on all of the following:
i. The site is located on an arterial street;
ii. The proposed use is integrated with other adjacent commercial uses;
iii. Access is only to collector or arterial streets;
iv. All required parking and circulation is provided on site.
D. Commercial development proposed near drainageways, washes, or rivers must be in compliance with floodplain regulations.
2. Discourage the extension of strip commercial as a pattern of development. Implementation Techniques:
A. Ensure future commercial developments be:
i. Restricted to a limited number of access points;
ii. Integrated with adjacent commercial development; and
iii. Designed to be compatible with adjacent residential uses.
B. Consolidate commercial developments at major street intersections to encourage “one-stop shopping.”
South Pantano Area Plan, Subarea 1
Profile:
This area is a 15-acre triangular parcel located at the northeast corner of Kolb and Irvington Roads and is separated from the residential area to the east by the Kinnison Wash. It is currently occupied by a privately owned aircraft salvage operation (at the time the plan was published. This is no longer the case). This use existed on the parcel in the County when it was annexed by the City and continues as a non-conforming use.
Proposed Use:
Park Industrial, local commercial or high-density residential use is appropriate on this parcel. However, design of any development should be sensitive to both the adjacent Groves neighborhood east of Kinnison Wash and the proposed residential uses recommended for the vacant parcel to the north (Subarea Two).
Groves Neighborhood Plan
Objectives:
1. To provide a balanced land use mix, including a variety of residential densities and housing types for a variety of income levels, open space, and commercial uses, meeting the needs of the existing and future residents;
2. To reduce negative environmental impacts from increased urbanization;
3. To provide for adequate public services and facilities to meet the needs of present and future residents and businesses;
4. To provide for a pleasant environment for each land use, buffered where necessary from adjacent incompatible land uses;
5. To provide a variety of safe transportation alternatives;
Rezoning – Planning & Development Services Presubmittal Review Page 4 of 5
TP-PRE-0323-00132 – 4555 S Kolb Rd (Ward 4)
6. To provide for other social and cultural needs of the residents.
Relevant Land Use policies:
1. Rezoning and subdivision should be allowed to proceed on all undeveloped parcels within the Groves (Section 32, Tl4S, Rl5E), with building permit issuance being conditional upon adequate sewer availability, consistent with existing sewer policy.
3. Recommend a mix of residential type of development on the 98 acres of vacant State Trust land. Development design criteria for this parcel is specified in Subarea Two of the South Pantano Area Plan.
5. Industrial use should be phased out from the triangular parcel at Kolb and Irvington.
SURROUNDING ZONING AND USES:
The adjacent zone to the east across Kinnison Wash is R-2 Residential. The vacant parcels to the north are also zoned SR Suburban Ranch. The parcels west and south, across Kolb Road and Irvington Road, respectively, are zoned SR Suburban Ranch. Surrounding land uses include: Olive Grove residential subdivision to the east, and undeveloped land to the north. The land to the west and south is aircraft storage on Davis Monthan Air Force Base.
ANALYSIS:
The proposed zoning is consistent with both Plan Tucson, the South Pantano Area Plan, and the Groves Neighborhood Plan.
The requested C-2 zoning is consistent with the density and intensity of nearby residential uses. C-2 zoning is also more closely aligned to the development goals and policies of the South Pantano Area Plan and Groves Neighborhood Plan. Screening should be provided separating the proposed RV storage from nearby residential land uses.
The applicant is encouraged to review the guidelines and policies of the South Pantano Area Plan and Grove Neighborhood Plan, especially where they indicate development goals for the subject parcels.
Based on the standards listed above from Plan Tucson, the Grove Neighborhood Plan, and the South Pantano Area Plan, it cannot be determined if a plan amendment will be required at this time. Support is contingent upon more refined proposed layout and design concept.
ADDITIONAL PLAN POLICIES TO CONSIDER:
None
ADDITIONAL NOTES:
Your next step in pursuing rezoning is to hold a neighborhood meeting. More information on the rezoning process and neighborhood meeting requirements can be found at tucsonaz.gov/pdsd/entitlements.
Needed: Neighborhood meeting, PDP, notes on rezoning process
Rezoning – Planning & Development Services Presubmittal Review Page 5 of 5
TP-PRE-0323-00132 – 4555 S Kolb Rd (Ward 4)
JB:MG:GS:\City of Tucson\PL - Advanced Planning - Documents\Entitlements\PRESUBMITTALS\2023\ 4-5-23 4555 S Kolb Rd - TP-PRE-0323-00132.docx
Fire New Construction REVIEW COMPLETED Questions: Patricia.Shelton@tucsonaz.gov/ 520.837.7082
Site Engineering REVIEW COMPLETED 1. Critical basin detention will be required as a condition of the rezoning.
2. Standard first flush retention is required.
3. The development must comply with the existing erosion hazard setbacks.

Lianne Evans
lianne.evans@tucsonaz.gov
Site Landscape REVIEW COMPLETED PROJECT: QUIROZ PROPERTY
ACTIVITY NO. TP-PRE-0323-0000132
ADDRESS/PARCEL: 4555-4851 S KOLB RD/MANY
CURRENT ZONING: SR
PROPOSED ZONING: C2

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 must be a NPPO or NPPO waiver. An NPPO is required per UDC 7.7.3-B. 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.
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. 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.
4. There will need to be a street landscape border on S Kolb Rd per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements.
5. There will also need to be perimeter landscape borders throughout 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.
6. There will need to be a separate dedicated water meter for irrigation.
7. See Engineering notes for Retention/Detention.
8. 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.
9. 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.
10. 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.
11. A Commercial Rainwater Harvesting plan is required UDC Technical Standards Manual – Section 4-01.0.0. and Section 5-01.0.0 Landscaping and Screening 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. 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 how water harvesting will meet 60% of annual landscape water demand, as required by the ordinance. 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 at: 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
Site Zoning REVIEW COMPLETED Rezoning Pre-Submittal Transmittal

FROM: Nick Martell
PDSD Zoning Review

PROJECT: Rezoning Pre-submittal meeting TP-PRE-0323-00132
Address: 4555 S Kolb
Parcel(s): 13628006L
Existing Zoning: SR
Proposed Zoning: C-2
Existing Use: Vacant
Proposed Use: Storage: Commercial Storage, Commercial: Food Service, Commercial Automotive: Minor Service and Repair, Commercial: Retail: Food and Beverage Sales, Commercial: Medical Service – Outpatient,

TRANSMITTAL DATE: April 4, 2023

COMMENTS:
1. Development must comply with the Administrative Manual Section 2-06 - Development Package.
2. Proposed use and use-specific standards:
a. Storage: Commercial Storage - 4.9.10.A
b. Commercial: Food Service - 4.9.4.M.1 and 4.9.13.P
c. Commercial Automotive: Minor Service and Repair - 4.9.13.E
d. Retail: Food and Beverage Sales - 4.9.13.O
e. Commercial: Medical Service – Outpatient - 4.9.4.O.2 and 4.9.13.P
3. Development standards:
a. 0 Lot Coverage
b. 40’ Building Height
4. Perimeter yard setbacks: Non-residential Uses adjacent to Residential Zones: 1½(H), Non-Residential Uses adjacent to Non-Residential Zones: 0’
5. Applicable street setbacks: Based on the newly adopted code changes by Mayor and Council, there is a fixed 10’ street setback requirement from S Kolb Rd
6. Parking requirements: See UDC Article 7.4.4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445
7. Bike parking requirements: See UDC Article 7.4.8 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698
8. Additional comments:
a. Any re-subdivision of land will need to be approved by city of Tucson reviewers
b. The site is within the AEZ Noise District: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3574
c. The site is within the Davis-Monthan Noise District https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3574

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.
Traffic Engineering Review REVIEW COMPLETED TP-PRE-0323-00132
4555 S. Kolb Rd.

Comments:
1. A Traffic Impact Analysis (TIA) will be required prior to submitting the DP.
2. Any existing curb, sidewalk or curb access ramps that are non-compliant will be reconstructed to meet current standards.
3. New curb returns on Kolb Rd, are to have a 25 Ft. radius.
4. New curb access ramps to be constructed at each curb return, per P.A.G. standard 207.
5. New concrete curb per P.A.G. standard 209. Match existing.
6. At least one sidewalk is required to connect the onsite circulation path to sidewalk in the ROW.
7. Where adjoining sidewalk from the property ties to sidewalk along the ROW frontage, a 60” X 60” ADA landing is required. Landings shall be 60” X 60” and not to exceed a 2% cross slope in all directions.
8. 3’ minimum buffer between curb and sidewalk, unless ROW is limited.
9. Protect in place existing streetlights.
10. Protect in place existing catch basins.
11. Protect in place or relocate accordingly, existing regulatory or warning signs.
12. Show Sight Visibility Triangles on Development Package.
13. Any existing curb cut that will not be used, must be closed. Close curb cuts with P.A.G. Standard 209 Concrete Curb and P.A.G. Standard 200 Concrete Sidewalk.

David Stiffey
DTM Project Coordinator
David.Stiffey@tucsonaz.gov