Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0423-00185
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 | SPECIAL EXCEPTION - PRESUBMITTAL PREAPPLICATION REVIEW DATE: 5/9/2023 REVIEWED BY: Lena Porell, Lead Planner CASE NUMBER: TP-PRE-0423-00185 PROJECT ADDRESSES: 6211 E SPEEDWAY BL PARCEL NUMBERS: 121080080 EXISTING ZONING: C-2 EXISTING USE: Vacant commercial building PROPOSED USE: Animal service use with boarding PROJECT DESCRIPTION & LOCATION: The project is located at 6211 E Speedway Boulevard, at the northeast corner of Speedway Boulevard and N Rook Avenue and is zoned as C-2. The applicant is proposing to operate Paw Commons, a pet resort which offers overnight dog boarding accommodations, dog daycare, full-service grooming and obedience training in the existing, currently vacant, standalone building. There will also be an enclosed 7,298 SF outdoor run area on the northern edge of the building. The proposed animal use in the C-2 zone falls under the Unified Development Code (UDC) Article 4, Table 4.8-6, which specifies that an animal service in the C-2 zone requires a Zoning Examiner Special Exception Procedure. The use-specific standards are detailed in UDC Sec. 4.9.3.D.9 through 4.9.3.D.15. Plan Amendment 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 x DESIGN COMPATIBILITY 0 ENVIRONMENTAL RESOURCE REPORT PLAN DIRECTION ADOPTED PLAN(S): Plan Tucson and Arcadia-Alamo Area Plan PLAN AMENDMENT NOT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) APPLICABLE PLAN POLICIES: Policy direction is provided by Plan Tucson (PT) and Arcadia-Alamo Area Plan (AAAP). 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 Mixed-Use Corridors on the Future Growth Scenario Map where the goal is to combine a variety of housing options retail, services, office, and public gathering places located close to each other, providing occupants of the center and the residents and workers in the surrounding neighborhoods with local access to goods and services. Applicable policies guidelines include: LT3 Support development opportunities where: a. Residential, commercial, employment, and recreational uses are located or could be located and integrated. BC8. Support a safe, distinctive, well-maintained, and attractive community with neighborhoods made up of residences and businesses that contribute to Tucson’s quality of life and economic success. LT28.5.1. Support development in or adjacent to existing regional and community-level activity centers that will: a. Integrate residential and nonresidential land uses and the mix of private and public land uses, including entertainment, recreation, retail, restaurants, offices, libraries, hotels, public meeting facilities, child care, transit facilities, and other services into mixed-use activity centers. LT28.5.9 Protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. The Arcadia-Alamo Area Plan’s purpose is to guide future development while protecting and enhancing existing uses. The general goals of the AAAP are to (1) preserve and protect the integrity of established low-density neighborhoods; (2) Identify appropriate locations for new development; (3) Protect and enhance vegetation and open space along the Alamo, Arcadia, and Rosehill Washes; and (4) Provide safe and efficient circulation systems for all modes of transportation including pedestrian. The project site is within Subarea 1 of the AAAP as shown on the Subarea 1 Map. Subarea 1 is defined by I.A. Policy 3: Subarea 1, bounded by Pima, Wilmot, Speedway, and the Alamo Wash, should be allowed to transition to medium density residential uses within the interior and high density/office/commercial uses along the arterial streets. Other relevant policies include I.B. Policy 7: Allow commercial/office uses on the north side of Speedway Boulevard between Wilmot Road and Swan Road as shown on the Conceptual Land Use Map. Surrounding Zoning and Land uses: Surrounding zoning is C-2 to the east with Rook Avenue and commercial uses, C-2 to the west with commercial uses, R-1 to the north with an alley and residential and C-2 to the south with Speedway Boulevard and commercial uses. ANALYSIS: This project is consistent with Plan Tucson and the Arcadia-Alamo Area Plan. The proposed project is for a a pet resort which offers overnight dog boarding accommodations, dog daycare, full-service grooming and obedience training in the C-2 zone. PT supports protecting established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses The project site is identified in Subarea 1 in the AAAP which allows high density/office/commercial uses along arterial streets. Speedway Boulevard is identified as an arterial street in the Major Streets and Routes Plan. A plan amendment is not required. The proposed animal use in the C-2 zone falls under the Unified Development Code (UDC) Article 4, Table 4.8-6, which specifies that an animal service in the C-2 zone requires a Zoning Examiner Special Exception Procedure. The use-specific standards are detailed in UDC Sec. 4.9.3.D.9 through 4.9.3.D.15. These standards include the following: 9. The minimum perimeter yard for buildings, shelters, animal runs, and fenced areas from a property line adjacent to a residential zone is 30 feet. 10. Building shall be constructed so that direct unaccompanied access by animals to outside areas is not allowed. 11. A solid masonry wall or fence six feet in height shall be constructed along the perimeter of all outdoor animal runs. 12. Solid waste shall be removed from outdoor exercise areas every five hours at a minimum during time periods when these areas are in use. 13. Animals must be accompanied by a facility employee or pet owner at all times when outside the building. All walks and exercise periods must take place on facility grounds. 14. Outdoor operations are limited to 6:00 a.m. to 8:00 p.m. 15. The average noise level, measured at the property line, shall not exceed 55 dB (one LDN) when measured on an "A weighted" sound level meter and according to the procedures of the Environmental Protection Agency. The dog play outside area to the north of the site is taking the place of some of the existing parking. It is recommended, if possible, to have this area less paved and more landscaped/permeable to reduce the heat island effect. |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0423-00185 - PROJECT: PAW COMMONS, 6211 E SPEEDWAY BL - 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 | 1. 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. A single enclosure won’t be sufficient and a double enclosure or additional single enclosures 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 recycling enclosures are provided. 2. Ensure waste design and maneuverability per TSM 8-01. Waste vehicle must either collect and maneuver entirely on site, or must collect without pulling completely out of the right-of-way 3. Ensure the back up spur meets standards outlined in UDC 7.4.6.F 4. 4. Maximize water harvesting into any landscaping through the use of curb cuts, flush curbs, and scuppers 5. Retention/Detention requirements will be waived due to the decrease in impervious surface Scott Haseman scott.haseman@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: PAW COMMONS ACTIVITY NO. TP-PRE-0423-00185 ADDRESS/PARCEL: 6211 E SPEEDWAY BL/121-08-0080 EXISTING ZONING: C-2 PROPOSED ZONING: SPECIAL EXCEPTION 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. Due to the existing nature of the site, NPPO 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 Speedway Bl & N Rook Avper UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 5. There must be a separate dedicated water meter specifically for irrigation. 6. The proposed wall at the west side of the property should be constructed in a way that it matches the character and design of the wall on the adjacent property. It shall be constructed of, or painted with, graffiti-resistant materials. The wall shall incorporate one or more of the following decorative materials: Tile; Stone ;Brick ;Adobe ;A textured material such as stucco or plaster; or Metal. 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. One way to maximize rainwater harvesting across the site would be flush curbs & parking blocks in the vehicular use areas. 11. A Commercial Rainwater Harvesting plan is required per UDC Technical Standards Manual – Section 4-01.3.0. and Section 5-01.0.0 Landscaping and Screening. As this is a special exemption case, Site Landscape/NPPO is requiring at the minimum of 60% commercial rainwater harvesting, instead of the standard required 50%. 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. 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: 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 | Special Exception Pre-Submittal Transmittal FROM: Nicholas Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-0423-00185 Address: 6211 E Speedway Parcel(s): 121-08-0080 Existing Zoning: C-2 Existing Use: Vacant Proposed Use: Commercial: Animal Service TRANSMITTAL DATE: May 10, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Proposed use and use-specific standards: 4.9.4.D.1, .2, .3, & .4 and 4.9.13.P or 4.9.4.D.7 & 4.9.4.D.10-.15. Overnight boarding is not allowed by-right in the C-2 zone. A Zoning Examiner special exception adhering to 4.9.4.D.9 - .15 is required. 3. Development standards: 40 ft building height 4. Perimeter yard setbacks: Adjacent to R-1 = 1 ½ H. Adjacent to C-2 zone = 0. 5. Applicable street setbacks: E Speedway is a Major Street, and subject to a 10’ setback from the existing or future property line. 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. Please demonstrate how the use-specific standards will be applied to the site on the PDP, whether on the site plan or the general notes. 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 |