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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0523-00196
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 | DATE: 5/23/2023 REVIEWED BY: Lena Porell, Lead Planner CASE NUMBER: TP-PRE-0523-00196 PROJECT ADDRESSES: 5050 E SPEEDWAY BL PARCEL NUMBERS: 127040530 EXISTING ZONING: R-2 PROPOSED ZONING: C-2 EXISTING USE: Vacant commercial building and vacant lot PROPOSED USE: Commercial, drive-thru restaurant PROJECT DESCRIPTION & LOCATION: The project is located at 5050 E Speedway Boulevard, at the southwest corner of Speedway Boulevard and Rosemont Boulevard and is split zoned R-2 and C-2. The site has existing commercial development on the C-2 portion of the parcel and the R-2 portion is currently vacant. The proposed project is for a 2,200 SF drive-thru restaurant with all parking and maneuvering done on site. The rezoning is being requested to create uniform commercial zoning across the parcel and to develop the commercial drive-thru restaurant use. APPLICANT NAME: Keri Silvyn & Robin Large PHONE: 520-270-7099 // 520-271-6193 E-MAIL: ksilvyn@lslawaz.com // rlarge@lslawaz.com 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 Broadway-Craycroft 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 Broadway-Craycroft Area Plan (BCAP). 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 Broadway-Craycroft Area Plan’s provides policy to guide future development while protecting and enhancing existing uses. The BCAP’s non-residential subgoal is to encourage non-residential development that provides for office and commercial services, while preserving and enhancing the residential character of the Broadway-Craycroft plan area. The site is marked as “residential, office or commercial” for the portion of the parcel that is along Speedway Boulevard. The site is marked as “residential or possible commercial consolidation” for the portion of the parcel that borders Rosemont Boulevard and 1st Street. Relevant policies include: Policy 1: Ensure the appropriate location of new-non-residential development and redevelopment. A. Allow new commercial and low-rise office development or redevelopment along arterial streets, as designated on the Broadway-Craycroft Land Use Concept Map. Policy 2: Encourage new non-residential development and redevelopment that is cohesive and integrated with adjacent non-residential use. B. Provide for increased site design flexibility in redevelopment of existing strip commercial areas by considering consolidation with adjacent interior residential parcels, in areas designated on the Broadway-Craycroft Land Use Concept Map. Consolidation might be considered under the following conditions: 1. Residential parcel is bounded on at least two sides by non-residential uses. 2. At least 50% of the residential parcel will be used for parking, maneuvering, and landscaping. Landscaping adjacent to existing residential uses should include a minimum 10-footwide buffer, including a six-foot high wall and a mix of canopy trees, shrubs, and ground cover. 3. Portion of the residential parcel not used for parking, maneuvering, and landscaping is used for low rise office or neighborhood commercial uses only. 4. All vehicular access is to arterial streets only. 5. New development complies with the General Design and Buffering policies. Policy 4: Design new non-residential development and redevelopment in a manner that complements adjacent residential uses. A. Require appropriate design elements and buffering techniques during the rezoning and related development review processes to ensure the sensitive design of new non-residential development and redevelopment in established neighborhoods (See General Design and Buffering policies). B. Promote the consolidation of adjacent non-residential parcels to allow for adequate buffering of adjacent residential uses. C. Limit vehicular traffic to major streets only. Surrounding Zoning and Land uses: Surrounding zoning is R-2 and C-2 to the east with Rosemont Boulevard and commercial uses, R-2 and C-2 to the west with residential and commercial uses, C-2 to the north with commercial uses and R-2 to the south with 1st Street and residential uses. Speedway Boulevard is considered an arterial street and Rosemont Boulevard is considered a collector street. ANALYSIS: This project is consistent with Plan Tucson and the Broadway-Craycroft Area Plan. The proposed project is for a 2,200 SF drive-thru restaurant with all parking and maneuvering done on site. The rezoning would create uniform commercial zoning across the parcel, which is current split zoned R-2 and C-2. PT supports protecting established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. BCAP encourages non-residential development that provides for office and commercial services, while preserving and enhancing the residential character of the Broadway-Craycroft plan are. The site is marked as “residential, office or commercial” for the portion of the parcel that is along Speedway Boulevard. The site is marked as “residential or possible commercial consolidation” for the portion of the parcel that borders Rosemont Boulevard and 1st Street. The portion of the parcel that is marked for “residential or possible commercial consolidation” is shown on the preliminary development plan as parking, maneuvering, and landscaped areas. The residential portion of the parcel is bounded by commercial uses to the north and commercial uses to the east, across Rosemont Boulevard. Vehicular traffic will not be access through 1st Street, which is a local street. Vehicular access points are limited to Speedway Boulevard (arterial) and Rosemont Boulevard (collector) which are both defined as major streets in the BCAP. The preliminary development plan should show a 10-foot landscape buffer and 6-foot wall along the portions of the parcel border the residential use to the west per BCAP policies. It is recommended, if possible, to move the trash receptacle to a part of the site where it is not bordering the residential use. A plan amendment is not required. ADDITIONAL NOTES/QUESTIONS: Please see General Design and Buffering Policies in the Broadway-Craycroft Area Plan (pages 21-23). |
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| Fire New Construction | REVIEW COMPLETED | No comments john.vincent@tucsonaz.gov 5203495581 |
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| Site Engineering | REVIEW COMPLETED | Tucson codes and ordinances can be found online at https://codelibrary.amlegal.com/codes/tucson/latest/overview The Stormwater Detention-Retention Manual can be found online at https://www.tucsonaz.gov/files/pdsd/updated-retention-detention-manual/updated-retention-detention-manual.pdf 1. Provide pedestrian circulation to the dumpster enclosure and to Rosemont to the east. 2. As a condition of rezoning, critical basin detention and 50% increased first flush retention will be required. If a pervious paving system is used on a portion of the site, the increased detention and retention requirements will be waived. 3. The throat length of the entrance to the north of the site is inadequate. The throat distance to the first parking space needs to be 60' from the tangent line of the curb on Speedway, per Section 5.11 of the Tucson Access Management Guidelines. 4. Power lines run from east to west through the center of the site. Provide an approval letter from TEP for construction work under the power lines. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | PROJECT: QSR REZONING ACTIVITY NO. TP-PRE-0523-00196 ADDRESS/PARCEL: 5050 E SPEEDWAY BL/111-03-214B ZONING: R-2 & 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. Due to the change of zoning, full code compliance may be required across site on this project. 2. There must be an NPPO waiver. 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. 3. 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. 4. 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. 5. There will need to be a street landscape border on E Speedway Bl & N Rosemont Bl per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 6. There will need to be a interior landscape border on the west side of the site where it abuts the existing residential property per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 7. There will need to be a wall on the west side of the site, per Table 7.6.4-1. Ensure it is graffiti resistant and matches the character of the neighborhood. 8. See Engineering notes for Retention/Detention. 9. 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. 10. 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. 11. 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. The use of flush curbs, depressed landscaping, and permeable paving adjacent to parking lot tree wells is required as part of this effort. 12. 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 65% 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 Ross PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-0523-00196 Address: 5050 E SPEEDWAY BL Parcel(s): 127040530, 127040520 Existing Zoning: R-2, C-2 Proposed Zoning: C-2 Existing Use: Vacant Proposed Use: Commercial-Food Service TRANSMITTAL DATE: May 23, 2023 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package. 2. Commercial-Food Service is a permitted use in the C-2 zone. The required use-specific standards can be found in 4.9.4.M.1 and 4.9.13.P of the Unified Development Code. 3. Development standards: 40 ft building height 4. Perimeter yard setbacks: Adjacent to R-2 the zone = 1 ½ H. Adjacent to the C-2 zone = 0. 5. Applicable street setbacks: Speedway and Rosemont Boulevards are both Major Streets and Routes. Both streets are subject to a 10’ setback from the future or existing 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. On any lot that was under single ownership and of record on September 20, 1948, and divided by a zoning boundary into two or more separate zoning categories, the permitted uses and accessory uses allowed in one zone may encroach 25 feet into the other zone if such zone is more restrictive and the encroaching use is not permitted in the more restrictive zone. (See Figure 1.4-2 UDC b. A lot combination will be required before DP approval. 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 | TP-PRE-0523-00196 5050 E. Speedway Blvd. Comments: 1. According to the plan provided, this location will need to have a Traffic Impact Analysis (TIA) done. 2. Any existing curb, sidewalk or curb access ramps that are non-compliant will be reconstructed to meet current standards. 3. New curb returns on Speedway Blvd and also Rosemont Blvd, are to have a 25 Ft. radius. 4. New concrete curb per P.A.G. standard 209. 5. New curb access ramps are to be constructed at each curb return, per P.A.G. standard 207. 6. New 6’ wide concrete sidewalk per P.A.G. standard 200 along the entire property frontage of Speedway Blvd and Rosemont Blvd. 7. At least one sidewalk is required to connect the onsite circulation path to sidewalk in the ROW. This connection is to be on Speedway Blvd and also on Rosemont Blvd. 8. Where adjoining sidewalk from the property ties to sidewalk along the ROW frontage, a 60” X 60” ADA landing is required. Landings shall be 60” X 60” and not to exceed a 2% cross slope in all directions. 9. 3’ minimum buffer between curb and sidewalk, unless ROW is limited. 10. New curb access ramp on the NW corner of Rosemont Blvd and 1st St. per P.A.G. standard 207. 11. New 5’ wide concrete sidewalk along the entire property frontage of 1st St per P.A.G. standard 200. 12. Existing curb cuts along 1st St can have a P.A.G. standard 206 Driveway Apron installed at them, if they are to be used. 13. Any unused driveway curb cuts to be closed with P.A.G. standard 209 curb and P.A.G. standard 200 concrete sidewalk. 14. Protect in place existing streetlights. 15. Protect in place existing catch basins. 16. Protect in place or relocate accordingly, existing regulatory or warning signs. David Stiffey DTM Project Coordinator David.Stiffey@tucsonaz.gov |