Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0323-00151
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Fire New Construction | APPROVED | Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Section D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Section D105.3 Proximity to building. One or more of required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approve by the fire code official. Section D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. Fire sprinkler underground plans shall be submitted to and a permit obtained from TFD Fire sprinkler plans shall be submitted to and a permit obtained from TFD Fire alarm plans shall be submitted to and a permit obtained from TFD Building shall be tested for ERRC by PCWIN and the report provided to TFD prior to any TCO. Plans shall show the location of the FDC's. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 | |||
| Entitlements | REVIEW COMPLETED | DATE: 4/19/2023 REVIEWED BY: Lena Porell, Lead Planner CASE NUMBER: TP-PRE-0323-00151 El Rio Health PROJECT ADDRESSES: 320 W Prince Rd PARCEL NUMBERS: 10602265C, 106022740, 106022710 EXISTING ZONING: O-3 (OFFICE) AND R-2 (RESIDENTIAL) EXISTING USE: El Rio Health Services and parking PROPOSED ZONING: C-3 (COMMERCIAL) PROPOSED USE: Expansion of El Rio Health Services PROJECT DESCRIPTION & LOCATION: The applicant is requesting a rezoning for a 3.2-acre parcel from O-3 (Office) and R-2 (Residential) to C-3 (Commercial). The parcel is located at 320 W Prince Rd. The site is currently used by El Rio Health Services. The applicant is proposing a change in zoning to accommodate El Rio Health’s clinic expansion on the site. The proposed development will be a new 3 story development totally 50,000 SF and a 17,000 SF footprint. The proposed building height is 48-feet which is not currently allowed in the O-3 zone. The proposed height is not allowed in the C-1 or C-2 zones as well, which is why the applicant is requesting a rezoning to C-3. APPLICANT NAME: Yanet Vega E-MAIL: yanetv@elrio.org PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND NORTH STONE NEIGHBORHOOD PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) X YES 0 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: Policy direction is provided by Plan Tucson and the North Stone Neighborhood Plan. Plan Tucson contains a variety of elements that are categorized 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 site lies within the Existing Neighborhoods Building Block in the Future Growth Scenario Map where 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. LT28.1.11 Support the retention and expansion of existing business. LT28.2.4 Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. The North Stone Neighborhood Plan is intended to guide future development in the area, while protecting and enhancing existing neighborhoods. Nonresidential: The following policies should be used in conjunction with the Buffering Techniques. The Buffering Techniques can be used in various combinations to ensure the compatibility of proposed, nonresidential uses adjacent to existing residential or less intense development. 1. New, nonresidential uses should be compatible with adjacent development by: a. providing a transition of heights and/or intensity from adjacent residential uses; b. enhancing and softening architectural features with drought tolerant landscaping, which includes trees in scale to the proposed structures, and understory vegetation, such as shrubs and groundcover; c. providing landscaped earth berms or three-foot-high masonry walls to screen parking areas, as well as drought tolerant canopy trees and shrubs to mitigate the visual impact of parking areas with over four spaces; d. promoting consolidation of abutting parcels for new, nonresidential uses to allow for adequate buffering of adjacent residential development; e. providing view corridors to mountain peaks from adjacent development; f. providing security lighting, which is directed away from adjacent residential uses, and other lighting necessary for safety reasons, in accordance with zoning regulations; and g. providing primary vehicular access only from a major street. 2. Locate new retail, and other commercial services only at the intersection of major streets, except at 9 and 13 West Wetmore Road and 230 and 240 through 252 East Wetmore Road, and at 330 and 340 West Prince Road (In accordance with criteria below) or where, through the consolidation and integration of parcels, frontage can be provided along two major streets while maintaining the viability of adjacent residential uses. Criteria for commercial uses at 330 and 340 West Prince Road: 1. Limited hours of operation. 2. Prohibit uses which attract students during school hours. 3. Limited outdoor activities or lighting, except for security. 4. Limit building height to single-story. 5. Limit activity to relatively low impact uses. 6. Integration of access with adjacent parcel(s) onto arterial streets. 5. Encourage efficiently designed commercial developments by: a. minimizing the number of vehicular access points; and b. integrating the design with adjacent commercial or nonresidential development by providing common access points, shared or common parking, integrated circulation systems, particularly pedestrian circulation, and other common amenities. Surrounding Zoning and Land Uses: Surrounding zoning is R-2 (Residential) to the north and south, C-3 (Commercial) to the west, and O-3 (Office) to the east. Surrounding uses to the north are residential uses, to the south and east are civic uses, and to the west are commercial/retail uses. Prince Road is the primary access road to the site and is classified as an arterial road per the City of Tucson’s Major Streets and Routes. Additional access is provided from W King Road and is classified as a local road. Analysis: The applicant is requesting a rezoning from O-3 (Office) and R-2 (Residential) to C-3 (Commercial). The parcel is located at 320 W Prince Rd. The site is currently used by El Rio Health Services. The applicant is proposing a change in zoning to accommodate El Rio Health’s clinic expansion on the site. The existing clinic will be demolished. The proposed development will be a new 3-story development totally 50,000 SF and a 17,000 SF footprint. The proposed building height is 48-feet which is not currently allowed in the O-3 zone. The proposed height is not allowed in the C-1 or C-2 zones as well, which is why the applicant is requesting a rezoning to C-3. Plan Tucson supports retention or expansion of existing businesses and supports commercial, and office uses located at intersections of arterial streets, taking into consideration traffic safety and congestion. The North Stone Neighborhood Plan states that new nonresidential development should be compatible with adjacent development by providing a transition of heights and/or intensity from adjacent residential uses. The proposed development is a 3-story building with a height of 48-feet. From the proposed design, there is currently no transition of heights from the south of the site at Prince Road to the existing residential uses to the north of the site. It is suggested that the applicant provides a variety of heights in the building, with the highest height being closer to Prince Road and transitioning to lower heights closer to the residential on the north side of the site. Primary access should be from Prince Road and avoided on W King Road as to be more compatible with the residential neighborhood. The Plan also states to locate new retail, and other commercial services only at the intersection of major streets. This site is east of the intersection of Oracle and Prince. It should be noted that the proposed rezoning to C-3 triggers an amendment to the North Stone Neighborhood Plan prior to the rezoning process. It should be noted that the UDC allows for a concurrent plan amendment/rezoning process. The process entails holding a neighborhood meeting, Planning Commission study session, Planning Commission public hearing, Zoning Examiner public hearing and Mayor and Council approval for both the plan amendment and rezoning. Applicant will need to provide a site design that supports integration with the surrounding residential uses, addresses any impacts to surrounding residential uses, i.e. minimized through site design and management of business operations that can be addressed in the Design Compatibility Report (DCR). Additionally, a traffic impact study for proposed rezoning is recommended. |
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| Site Engineering | REVIEW COMPLETED | 1. Critical Basin Detention, 150% First Flush Retention, Maximize Water Harvesting 2. A sidewalk will be required along King Rd 3. Ensure pedestrian circulation from the building to any waste enclosure as well as to King Rd and Prince Rd 4. Ensure waste design and maneuverability per TSM 8-01 5. From recent clarification from Environmental Services, per TSM section 8, although recycling service isn’t required the site needs to provide at minimum the enclosure space for both solid waste and recycling. So a single enclosure won’t be sufficient and a double enclosure or an additional single enclosure will be needed to meet this requirement. It is also important to point out per TSM section 8-01.4.I - required parking may be reduced for existing development when solid waste and recycle enclosures are provided. 6. A Lot combination will be required Joshua Garcia joshua.garcia@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | TO: Planning and Development Services Department, Rezoning Section FROM: Matthew Carlton PDSD Landscape/Native Plant Preservation Section PROJECT: EL RIO NORTHWEST CENTER ACTIVITY NO. TP-PRE-0323-00151 ADDRESS/PARCEL: 226, 320 W PRINCE RD/106-02-265C, 106-02-2740, 106-02-2710 CURRENT ZONING: R-2, O-3 EXISTING USE: EXISTING MEDICAL OFFICES, CHURCH PARKING LOT PROPOSED USE: 3 STORY MEDICAL OFFICES TRANSMITTAL DATE: APRIL 4TH, 2023 DUE DATE: April 19TH , 2023 COMMENTS: 1. There must be a new NPPO. 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. Maximize the number of preserve in place specimens to the fullest extent possible. 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 W Prince 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 need to be a interior landscape border to the north of the new medical building per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 6. See Engineering notes for Retention/Detention. 7. There will need to be a separate dedicated meter for irrigation. 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 |
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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-0323-00151 Address: 320 W PRINCE RD Parcel(s): 10602265C, 106022740, 106022710 Existing Zoning: 0-3 Proposed Zoning: Unspecified Existing Use: Medical Service-Outpatient Proposed Use: Medical Service-Outpatient TRANSMITTAL DATE: March 15, 2022 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: There does not appear to be a proposed zone, but the C-3 appears to be the next logical zone to allow for a 48’ building height. The use specific standards are found in 4.9.4.O.2. 3. Development standards: 75’ Building Height 4. Perimeter yard setbacks: Adjacent to R-2 zones = 1 ½ H. Adjacent to O-3 zone = 0. 5. Applicable street setbacks: Street setbacks, as of 4/21/2023, will have 10’ minimum requirement from the existing or future property line as determined by the adopted Major Streets and Routes Plan. 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. A re-platting or combination of 106022710 will be required. 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 | No Comments David Stiffey David.Stiffey@tucsonaz.gov |