Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0423-00176
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
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| Entitlements | REVIEW COMPLETED | REZONING/SPECIAL EXCEPTION PRESUBMITTAL PREAPPLICATION REVIEW DATE: 3/29/2023 REVIEWED BY: Carver Struve, Principal Planner CASE NUMBER: TP-PRE-0323-00176 - Marijuana Special Exception – E Speedway PROJECT ADDRESSES: 5943 E Speedway Boulevard PARCEL NUMBER: 121-07-0160 and 121-07-0170 EXISTING ZONING: C-2 EXISTING USE: Smoke Shop PROPOSED ZONING: C-2 - SPECIAL EXCEPTION PROPOSED USE: Marijuana Dispensary PROJECT DESCRIPTION & LOCATION: The pre-application includes a request for special exception for a marijuana dispensary on a 1.43-acre site in the C-2 zoning district. The site is located on the north side of Speedway, mid-block between N Sahuara Avenue, and N Sonoita Avenue. The property has a commercial structure on it that is currently not in use. Additionally, there are two mobile homes at the rear of the property. The applicant seeks a special exception to operate a marijuana dispensary on the site. It is unclear if the applicant is proposing a marijuana establishment, or a dual use site as defined by the UDC. The property previously received permit approval for use as a marijuana dispensary on August 5, 2022, as a Dual-License Use, under Permit T22SA000323. However, a Mayor and Council Special Exception is required for an Adult Use Authorization. APPLICANT NAME: Michelle Santoro E-MAIL: msantoro@gblaw.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND THE ARCADIA ALAMO 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: The site of the proposed special exception 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 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 specific strategies apply to the proposed special exception. LT.28.6.6 Support the redevelopment and/or expansion of existing strip commercial development that will improve traffic flow, pedestrian mobility and safety, and streetscape quality when: a. The project stabilizes and enhances the transition edge when adjacent to existing and future residential uses; b. Primary access can be generally provided from a major street; c. Required parking, loading, and maneuvering can be accommodated on site; d. Screening and buffering of adjacent residential properties can be provided on site; e. Adjacent uses can consolidate design elements, where feasible, such as access points, parking, landscaping, and screening; g. Buildings and their associated activities, such as, but not limited to, loading zones and dumpsters, can be oriented away from adjacent residential uses, toward the interior of the site or toward boundaries adjacent to similar uses. LT.28.6.11 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. Arcadia-Alamo Area Plan: The purpose of the Arcadia-Alamo Area Plan is to guide future development while protecting and enhancing existing uses. The general goals of the Plan are to: • Preserve and protect the integrity of established low-density neighborhoods. • Identify appropriate locations for new development. • Protect and enhance vegetation and open space along the Alamo, Arcadia, and Rosehill washes. • Provide safe and efficient circulation systems for all modes of transportation including pedestrian. The Nonresidential Subgoal of the Plan is to provide for nonresidential uses that are designed in harmony with adjacent development, and to establish design and location criteria for non-residential uses adjacent to neighborhoods. Non-residential Policy 7 is applicable to this site. This policy allows for commercial/office uses on the north side of Speedway Boulevard between Wilmot Road and Swan Road as shown on the Conceptual Lan Use Map Surrounding Zoning and Land Uses: The site is currently zoned C-2 Commercial. The surrounding zoning districts and land uses include the following: • North: R-1 Residential. Uses include single-family homes. • South: C-2 Commercial. Uses include auto detailing and massage parlor. • East: C-2 Commercial. Use includes a fast-casual restaurant. • West: C-2 Commercial. Use includes used car dealer. Analysis: The applicant has previously submitted materials to PDSD for a proposed marijuana dispensary at the subject site and has received a Marijuana Use Authorization Letter from the City’s Zoning Officer. This letter has vested the site as a Marijuana Dispensary Location for one year from the date of the letter, which is August 5, 2022. In order to not go through the Special Exception procedure established by recent amendments to sections 4.8.6, and 4.9.9 of the Unified Development Code, the applicant must meet the following three criteria: • Have a Dual-Use License • Have a valid Zoning Compliance Letter (as stated above) • Have a development Package that was submitted prior to January 21, 2023 The April 14, 2023, Pre-Development Package, which was reviewed for the proposes of this presubmittal, confirms that the site will conform to all applicable use specific standards contained within the UDC. The Preliminary Development Plan (Aerial Site Plan) submitted by the applicant only shows development on parcel 121-07-060. However, the Project Narrative covers both parcels. The applicant needs to include all areas included in the development in both the PDP and the Narrative. Additionally, the applicant should coordinate with Zoning to ensure that the two mobile homes that will remain on the property are compliant or will require additional action. Additionally, the applicant has stated that the project will take advantage of certain existing improvements on the property. Upon completion, the project will meet or exceed all required landscaping, lighting, and retention requirements established in the UDC. Additionally, the applicant will “provide for the use of the property according to the many rules and regulations promulgated by the Arizona Department of Health Services (AZDHS)”. The applicant has also stated that Special-Exception Criteria contained in Sections 3.4.5.A of the UDC will also be met. Based on compliance with Plan Tucson, as detailed above, A plan amendment is not required. ADDITIONAL NOTES: |
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| Fire New Construction | REVIEW COMPLETED | No comments. john.vincent@tucsonaz.gov 5203495581 |
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| Site Engineering | REVIEW COMPLETED | 1. City of Tucson Site Engineering has no objection to the proposal. 2. Please maximize water harvesting into any landscaping through the use of curb cuts, flush curbs, scuppers when designing development package. Joshua Garcia joshua.garcia@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: MARIJUANA DISPENSARY SPECIAL EXCEPTION ACTIVITY NO. TP-PRE-0423-00176 ADDRESS/PARCEL: 5943 E SPEEDWAY BL/121-07-0160 ZONING: C-2 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. Site Landscape/NPPO has no concerns or questions about the property involved in this case due to the nature of the existing site conditions. 2. Please bring the property up to landscape code during the development package process. 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 | Special Exception Pre-Submittal Transmittal FROM: Nicholas Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-0423-00176 Address: 5943 E Speedway BLVD Parcel(s): 12212053A Existing Zoning: C-2 Existing Use: Commercial: Animal Services Proposed Use: Retail-Marijuana Facility: Dispensary TRANSMITTAL DATE: May 3, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. A Marijuana Facility: Dispensary is permitted in the C-2 zone through a Mayor and Council Special Exception Procedure (3.4.4 UDC). 3. The development must comply with 4.9.9.E.1 of the UDC 4. Development standards: a. 40’ Building Height Maximum b. There is no lot coverage Maximum. 5. Perimeter yard setbacks: Adjacent to R-1 and R-2: 1 ½ H. Adjacent to C-2: 0’ 6. Applicable street setbacks: For nonresidential and multifamily development abutting an Arterial or Collector Street the minimum required street perimeter yard is 10 feet, as measured from the existing or future property line as determined by the adopted Major Streets and Routes Plan, whichever is greater. 7. Parking requirements: See UDC Article 7.4.4. https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 8. Bike parking requirements: See UDC Article 7.4.8 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 9. Additional comments: a. Proposed dispensaries must be a minimum of 2,000 feet from any other marijuana dispensary. Planning and Development Services (PDSD) operates on a “First-come, first-serve” basis. If there are multiple applications within 2,000 feet of each other, PDSD will grant permits to the first dispensary to gain approval of their Development Package. 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 |