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Plan Review Detail
Review Status: Requires Resubmit
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0324-00052
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Traffic Engineering Review | REQUIRES RESUBMIT | Refer to comments marked in Bluebeam Studio Session on Pre-App Narrative doc. Essentially, with this building being the closest to the arterial, need developer's traffic engineer to perform a queuing analysis to understand impact to main site driveway and whether there could be effects to Craycroft Rd and its safety. | |||
| Entitlements | REVIEW COMPLETED | REZONING: PRESUBMITTAL PREAPPLICATION REVIEW DATE: 03/20/24 REVIEWED BY: Samuel Paz, Lead Planner CASE NUMBER: TP-PRE-0324-00052 PROJECT ADDRESS: 2121 N. Craycroft Road PARCEL NUMBERS: 121-09-3670 EXISTING ZONING & LAND USE: OCR-1 (OFFICE/COMMERCIAL/RESIDENTIAL) PROPOSED LAND USE: (DRIVE-THROUGH) WITHIN A MEDICAL CAMPUS PROJECT LOCATION & DESCRIPTION: This request is for a change of condition from a previous rezoning (C9-16-16) to develop a drive-through coffee shop use at a medical campus. The previous rezoning condition (15) restricted drive-through within the larger 20-acre development. The applicant is now seeking to develop a .86 parcel located at the Craycroft and Hampton intersection with a Starbucks Coffee. The greater development is bisected by an internal access lane which aligns with Hampton Street for pedestrian connectivity. Craycroft is identified as a major arterial per the City of Tucson MS&R. APPLICANT NAME: Jackson Cassidy, Lazarus & Silvyn PHONE: (520) 207-4464 E-MAIL: jcassidy@lslawaz.con Plan Amendment : NO PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): WILL DEPEND ON DESIGN Required: DESIGN COMPATIBILITY + COMMUNITY INPUT PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson, Arcadia-Alamo PLAN AMENDMENT NO, ADDITIONAL INFO REQUIRED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Plan Tucson The site of the proposed rezoning is covered by Plan Tucson and the Arcadia-Alamo Area Plan. 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 Neighborhood Centers building block of the Future Growth Scenario Map. Neighborhood Centers feature a mix of small businesses surrounded by housing and accessed internally and from nearby neighborhoods by pedestrian and bike friendly streets and by transit. The following policies support commercial infill: • LT28.2.4 Support community commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. • LT28.2.13 Support residentially-scaled neighborhood commercial and office uses along collector streets if the building is residentially scaled; the site design is pedestrian-oriented; and the use will not generate significant auto traffic. Arcadia-Alamo Area Plan The subject parcel is located within Subarea 2 within the “Arcadia-Alamo Area Plan”. The nonresidential subgoals provide for nonresidential uses in the Arcadia-Alamo area that are designed in harmony with adjacent development and establish design and location criteria for nonresidential uses adjacent to existing neighborhoods. The following policies support commercial infill within the area plan: 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. SURROUNDING ZONING AND USES: The subject site is within a larger 20-acre development OCR-1 zone with O-3 Office abutting the eastern frontage. To the north and west, the site is abutted by OCR-2. R-1 Residential is limited to the south of the larger development. Within the larger development, 2 of the 7 buildings are constructed along the southern property line with one additional larger centrally located building. ANALYSIS: The proposed development is described as a one story 2,240 sq.ft. Starbucks drive through and walk-in restaurant. This proposed square footage for “Building 4” is reduced from the initial 8,500 sq.ft. in the revised 06/16/16 Preliminary Development Plan. Additionally, the one-story building height is within the 20’ noted in the initial rezoning. The revised building footprint and building height generally align with the “residentially-scaled” neighborhood commercial as noted in Plan Tucson. Additionally, the larger development may have contemplated a restaurant use at the proposed location. As proposed the nearest possible location that a drive-through speaker could locate would be well over 275 feet from the closest residence to the south. Additionally, the larger project previously initiated a major change of conditions which was reviewed by the Zoning Examiner but did not receive Mayor and Council approval (2021/2022). From this previous review by staff, DTM recommends, given the proximity of Building 4 to Craycroft Road and the potential of drive-through queuing spilling back onto the Craycroft Road arterial without ample site storage, that prior to any development package submittal for drive-through use at Building 4, the developer have a traffic engineer perform a queuing analysis to be documented in a traffic statement indicating that the site will be able to accommodate the projected traffic queues contained on-site. Although the building heights, setback and lot coverage as proposed generally align with the dimensional standards of OCR-1, special attention of the feedback gathered at the neighborhood meeting is required to modify the existing conditions or develop new conditions to fulfill the Policy 1.B of the area plan. The reference language is provided below. Per 3.5.4 Change in Conditions, this change is categorized as a major change in design and use condition as the condition strictly prohibited drive-thru restaurants, and subject to the Zoning Examiner Public Hearing process. A plan amendment will not be required but more design consideration indicating design capability as well as community dialogue with the adjacent neighbors and ward office will be required. A formal submittal of the application must be within 60 days of the neighborhood meeting. Additionally, please reach out to the applicable Ward office before the neighborhood meeting. ADDITIONAL PLAN POLICIES TO CONSIDER: None Reference Language A. Drive-through features are not permitted as part of any restaurants onsite except for only Buildings 2-4. B. Any development package submitted for drive-through use in Building 4 will require the developer to have a traffic engineer prepare a queuing analysis to be documented in a traffic statement, indicating that the site will be able to accommodate the projected traffic queues contained onsite. C. No outdoor music is permitted for Buildings 5-8. D. Outdoor music is permitted for Buildings 2-4. E. Outdoor music is not permitted on the south side of Building 4. F. No outdoor entertainment is permitted between the hours of 10:00PM and 7:00AM. No amplification of live outdoor entertainment is allowed on site. G. Outdoor lighting of Buildings 4-8 shall be directed away from residences along the south side of the site boundary. H. Existing bike lane on Craycroft Road adjoining the site shall be located between the southbound through lanes and the proposed deceleration lane and in compliance with the Department of Transportation and Mobility’s technical standards. I. All dumpsters, loading zones, and any outdoor activity shall be located a minimum of 50 feet from the residentially zoned properties along the south boundaries J. A pedestrian connection along the south boundary of the site may be allowed, subject to review and approval by Planning and Development Services. |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0324-00052 • Pre-Application Conference Review v1 • 2121 N CRAYCROFT RD TUCSON, AZ 85712: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Site Engineering | REVIEW COMPLETED | Site engineering has no comments or concerns about the proposed modification. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | Site landscape has no objectives to this rezoning. Development Package will need to meet all current code requirements. Chad Keller, RLA chad.keller@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | Rezoning Pre-Submittal Transmittal FROM: Nicholas Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-0324-00052 Address: 2121 N Craycroft Parcel(s): 121093720 Existing Zoning: OCR-1 Proposed Zoning: No Change Existing Use: Vacant-Seeking Change of Condition Proposed Use: Commercial Food Service TRANSMITTAL DATE: March 18, 2024 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: Commercial-Food Service is permitted in the OCR-1 Zone without use-specific standards. 3. Development standards: 140 ft building height 4. Perimeter yard setbacks: Adjacent to Residential Zones = 2(H). Adjacent to C-2 zone = 0. 5. Applicable street setbacks: Craycroft Rd is a Major Street subject to a 10’ setback to the property line per 6.4.5.C .2 of the UDC. 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. The applicant is seeking to allow for a Drive-Through restaurant, which is prohibited by the re-zoning conditions established in C9-16-16 b. Condition 7 of C9-16-16 allows for a maximum building height of 20’. c. Ensure all other rezoning conditions are satisfied. d. Ensure access standards found in section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual are met. e. Ensure compliance with UDC 7.4.7 Motor Vehicle Stacking Requirements 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. |