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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0323-00161
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: 8/10/2022 REVIEWED BY: Gabriel Sleighter, Planner CASE NUMBER: TP-PRE-0323-00161 Mister Car Wash – Grant and Craycroft PROJECT ADDRESSES: 5515 E GRANT RD PARCEL NUMBERS: 110-15-121B, 110-15-122C EXISTING ZONING: C-1 EXISTING USE: Office Building, Dentist’s Office PROPOSED ZONING: C-2 PROPOSED USE: Automatic Self Service Car Wash PROJECT DESCRIPTION & LOCATION: The applicant is requesting to rezone from C-1 to C-2 Commercial for the construction of a self-service, automatic car wash. The 1.23-acre site is on the north side of Grant Road, approximately 200 feet east of North Craycroft Rd. There are currently two vacant office buildings on site. The applicant seeks to develop the car wash with 5,415 square feet of gross floor area. The project includes an automatic wash tunnel and 22 vacuum bays which also act as parking spaces. The use would be accessed from Grant Road, and through a shared access lane which runs along the north edge of the parcels. The current C-1 zoning prohibits Automative, Minor Service and Repair land use, per section 4.9.4.F.3 of the Unified Development Code (UDC). APPLICANT NAME: Julie Huigens E-MAIL: jhuigens@mistercarwash.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND ARCADIA-ALAMO AREA 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: The Plan Tucson 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 Mixed-Use Corridors building block of the Future Growth Scenario Map. Mixed-Use Corridors provide a higher-intensity mix of jobs, services, and housing along major streets. The businesses and residences within these corridors will be served by a mix of high-frequency transit options, as well as pedestrian and bicycle facilities. The following policies are applicable to the proposed development. LT28.6.3 Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. LT28.6.4. Support neighborhood commercial uses located at the intersections of arterial streets, arterial and collector streets, or collector street intersections. LT28.6.13 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. Arcadia-Alamo Area Plan: The purpose of the Plan is to guide future development while protecting and enhancing existing uses. The Plan’s Conceptual Land Use Plan identifies the site within the Office, Commercial, High Density Residential land uses category, which include commercial uses intended primarily to serve an area-wide market. The following nonresidential policies apply to the proposal: Intent Statement: The nonresidential policies are intended to encourage office and commercial development at locations within the plan area that are most suited to handle the intensity of such uses in terms of traffic generated and potential impacts on adjacent residential uses. These policies are designed to be used in conjunction with the General Design Guidelines. Nonresidential Subgoal: Provide for nonresidential uses in the Arcadia-Alamo area that are designed in harmony with adjacent development. Establish design and location criteria for nonresidential uses adjacent to existing neighborhoods. • Policy 1: Ensure efficiently designed, new nonresidential developments. a. Minimize the number of vehicular access points. b. Integrate the development with adjacent nonresidential development by providing common access points and parking, integrated vehicular and pedestrian circulation systems, and other common amenities such as landscaping and walls. • Policy 2: Allow new nonresidential uses as shown on the Conceptual Land Use Map when all of the following criteria are met. a. Primary access can be provided from an arterial street or as reflected in Policy 4. b. Parking and maneuvering requirements can be met on-site. c. Screening and buffering for adjacent residential uses can be provided on-site. d. Design criteria in Policy 1 are employed. • Policy 5: Support the development of well-designed, (see General Design Guidelines) concentrated centers of pedestrian-oriented commercial/office activity at appropriate locations as shown on the Conceptual Land Use Map. Just call out the pertinent policy for the rezoning i.e. C-2 which is community commercial a. Community commercial uses are generally appropriate at the intersections of arterial streets. b. Encourage the consolidation of adjacent parcels to provide integrated vehicular circulation and access through joint-use agreements to reduce the number of curb cuts along the street. c. Encourage the establishment of pedestrian linkages between adjacent uses, bicycle parking and transit facilities as integral components of new office/commercial uses. Surrounding Zoning and Land Uses: Owners of this parcel have initiated to process to rezone the property to C-2 to allow for the construction of an automated drive-thru and self-service car wash. Surrounding zoning is C-1 to the east, which is currently a single-story building containing office, food service, and personal services uses. To the south are food service and office uses, which are also zoned C-1. A gas station is on the parcel to the west, which is also zoned C-1. Alamo Wash is immediately north of the parcel, and the neighborhood behind that are single family homes, zoned R-1. Analysis: The applicant is proposing a rezoning of the parcel to support the development of an automated and self-service car wash facing Grant Road, a designated Arterial in the Major Streets and Routes (MS&R) Plan. The parcel has a shared access agreement along the north edge which provides secondary access through Craycroft Road and is shared with the gas station to the west and single-story building to the east. The proposed development is compatible with Plan Tucson and the Arcadia-Alamo Area Plan. Plan Tucson designates the location as part of the Mixed-Use Corridors building block, and the proposed development is consistent with several building block policies commercial uses, which are sensitive to surrounding uses. The Arcadia-Alamo Area Plan contains guidelines for screening development from adjacent non-residential uses. In the case of the residential use north of the site, it seems screened enough due to an existing masonry wall, planted vegetation, and the vegetation associated with Alamo Wash. This also creates a distance buffer between the project site and residential land use. A plan amendment is not required. ADDITIONAL NOTES: None. |
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| Fire New Construction | REVIEW COMPLETED | Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 | |||
| Site Engineering | REVIEW COMPLETED | 1. Critical Basin Detention and 150% First Flush Retention will be required, Maximize water harvesting 2. Ensure pedestrian circulation from building to waste enclosure as well as out to Grant Rd (TSM 7-01) 3. Ensure waste design and maneuverability per TSM 8-01 4. 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. 5. 67 ft erosion hazard building setback from top of bank of Alamo Wash 6. Cross access agreements will be required to connect the norther roadway to neighboring parcels. Joshua Garcia joshua.garcia@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | ACTIVITY NO. TP-PRE-0323-00161 ADDRESS/PARCEL: 5515 E GRANT RD/110-15-121B CURRENT ZONING: C-1 PROPOSED ZONING: C-2 EXISTING USE: OFFICE BUILDING PROPOSED USE: SELF SERVICE CAR WASH TRANSMITTAL DATE: APRIL 4TH, 2023 DUE DATE: April 19TH , 2023 COMMENTS: 1. Due to the existing nature of the site, an NPPO Plan is waived. 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 E Grant 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 separate dedicated meter for irrigation. 6. 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. 7. 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. 8. 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. 9. 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-0323-00161 Address: 5515 E Grant RD Parcel(s): 11015121B Existing Zoning: C-1 Proposed Zoning: C-2 Existing Use: Commercial-Administrative and Professional Office Proposed Use: Commercial-Automotive Minor Service and Repair TRANSMITTAL DATE: March 18, 2022 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: A Commercial Automotive use can be accomplished in the C-1 by a Zoning Examiner Special Exception process with adherence to 4.9.4.F.2, .3, .4, & .5 and 4.9.13.O a. A rezoning to C-2 would be subject to 4.9.13.E 3. Development standards: 40’ Building Height 4. Perimeter yard setbacks: Adjacent to C-1 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 lot combination would be required to operate as a single development. 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 |